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Permit Review Detail

Permit Number: TC-COM-0525-01016
Parcel: 116206340

Address:
115 S LINDA AV

Review Status: Requires Resubmit

Review Details: COMMERCIAL REVIEW - FULL v.1

Permit Number - TC-COM-0525-01016
Review Name: COMMERCIAL REVIEW - FULL v.1
Review Status: Requires Resubmit
Review Date Reviewer's Name Type of Review Description Status Comments
06/02/2025 Outdoor Lighting Standard APPROVED
06/10/2025 Water - PDSD Standard APPROVED
06/27/2025 Bldg Permits - Post Review Express PENDING ASSIGNMENT
06/26/2025 Commercial Building Standard REQUIRES RESUBMIT June 12, 2025
1st Review

Lizard Rock Designs
Attn: Carina Eichorst
1640 E. River Road, Suite 206
Tucson Arizona 85718

Re: LINDA AVENUE APARTMENTS
NEW BUILDING

City of Tucson Permit Number: TC-COM-0525-01016
Stantec Project Number: 185215066
Stantec File Number: TUC-25-060

Plan review for the project referenced above has been completed. This letter reflects comments to be addressed. PLEASE send all responses to comments back to the City through the permit portal! Responses sent directly to Stantec will be ignored. Also, please submit complete copies of all permit documents (i.e. plans, calculations, reports, etc.) even if they have not been changed. Please cloud and delta all changes and provide a letter with a written response to each of the comments indicating the action taken.

The scope of this review covers the architectural, structural, plumbing, mechanical, and electrical designs as they relate to the codes adopted by the jurisdiction. 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.

Occupancy
Group Construction
Type Area
(Square feet) Occupant
Load Automatic
Fire Sprinklers Fire
Alarms
R-2 V-B 38,548 174 Yes Yes
B
S-2
Separate Permits: Automatic fire sprinklers and fire alarm.
Deferred Submittals: Wood trusses.
Special Inspections: Earthwork, epoxy and expansion anchors, and fabricated systems and elements.

ARCHITECTURAL COMMENTS

Sheet G1.0

1. Please update the Index of Drawings to reflect the sheets provided in the set. Currently, only 1 of the 6 civil sheets shown in the index is in the set of plans (i.e. labeled Sheet 5 of 11).

2. Please indicate on this sheet that the automatic fire sprinkler system [2018 IBC Sec. 903] and fire alarm system [2018 IBC Sec. 907] are to be provided as part of this project and are to be submitted as a separate permit (not a deferred submittal).

3. The plans indicate that wood trusses will be provided as part of deferred submittal. Either provide the documents now or list on this sheet as a deferred submittal and include the following notes:

PER IBC Section 107.3.4
<Name of Registrant>, the registered design professional in charge shall be responsible for reviewing and coordinating submittal documents prepared by others, including phased and deferred submittal items, for compatibility with the design of the building.

PER IBC Section 107.3.4.1
Submittal documents for deferred submittal items shall be submitted to the registered design professional in responsible charge, who shall review them and forward them to the Building Official with a notation indicating that the deferred submittal documents have been reviewed and that they have been found to be in general conformance with the design of the building.

4. Note on this sheet that special inspection is required for earthwork, epoxy and expansion anchors, and fabricated systems and elements. Also, provide City of Tucson special inspection certificate(s) with Parts A and B completed. Make sure that the owner or their legal representative signs the form.

Sheet G1.1

1. Technically, the walls forming the corridors and the walls separating the dwelling units from other spaces are fire partitions meeting the requirements of 2018 IBC Sec. 708, and the walls separating the stairs from the rest of the building are fire barriers meeting 2018 IBC Sec. 707. Please correct the terms found in the life safety legend.

2. Why is the north exterior wall of Stair 134 a fire rated wall? There doesn’t appear to be a fire separation distance issue being that the distance from the wall to the centerline of the street is well over 30 feet. Please clarify. [Reference 2018 IBC Table 602]

Sheet 5 of 11

1. Please confirm that Door 127 exiting the south stair (unlabeled on Sheet A2.0) is at least 3’-0” from the property line. Openings are not allowed in exterior walls that are less than 3’-0” from the property line per 2018 IBC Table 705.8. {May have to move the door to the west?}

Sheets A2.1 and A2.3

1. On Sheet A2.1, Elevations H and G show blocking for future grab bars for the shower at these Type A units, however blocking has not been shown for the future shower seat per ICC/ANSI A117.1-2009 Sec. 1003.11.1. Further, Keynote 55 states “<varies>” which doesn’t indicate what is to be provided at these locations.

2. Please show the location of shower controls as required by ICC/ANSI A117.1-2009 Sec. 1003.11.2.5.2, 608.4.1, and 608.5. {Sheet G1.4 does provide the dimensions for the shower controls; however these drawings should make some form if graphic representation and reference Sheet G1.4 for specifics.}

3. Floor Plan General Notes, specifically Note 16, should also include that the flooring is to continue under the removable cabinets and the walls behind the removable cabinets are to be finished per ICC/ANSI A117.1-2009 Sec. 1003.11.2.2. The same comment applies to Keynote 53.

Sheet A3.0

1. The central “unenclosed” stair that connects all three stories is allowed per 2018 IBC Sec. 1019.3, Condition 4 (Keynote 1 incorrectly indicates Sec. 1019.3.4 which does not exist). Please provide a detailed design of the required draft stop and sprinkler layout notes at each floor opening per 2016 NFPA 13 Sec. 8.15.4.1. A note indicating that “draft stop and sprinklers are required” does not demonstrate compliance. Per 2016 NFPA Sec. 8.15.4.2, the draft stops need to be located immediately adjacent to the opening, must be at least 18” deep, and must be of noncombustible construction or limited combustible materials that will stay in place before and during sprinkler operation; provide a section detail. Per 2016 NFPA Sec. 8.15.4.3, sprinklers need to be placed 6” to 12” from the draft stop on the side away from the openings and need to be spaced no more than 6’-0” apart. If less than 6’-0” apart, cross baffles are also to be provided per 2016 NFPA Sec. 8.6.3.4.2; please note the sprinkler requirements on the plans.

Sheet A4.0

1. Per Detail 7, the height of the scupper opening is slightly less than 6”. What is the width of the scupper opening? What are the cross sectional dimensions of the downspout? The largest roof area served by a scupper is 2,850 square feet. With a 100-year hourly rainfall rate of 3” per 2018 IPC Fig. 1106.1, the worst case roof scupper needs to accommodate 88 gallons per minute. The scupper opening height shall be not less than 4” (you have 6”), and the width shall be equal to or greater than the circumference of the storm drainpipe size. Per 2018 IBC Table 1106.2, assuming a 1/8” per foot scupper slope, the width of the scupper needs to be equal to or greater than the circumference of a 4” diameter storm drainpipe (i.e. 12.57” wide). Clarify on the plans.

2. Overflow scuppers are required per 2018 IPC Sec. 1108. The overflow scuppers need to be a separate penetration through the parapet, need to have a weir that is 2” above the weir of the primary scuppers, and need to be sized to carry the same volume as the primary scuppers.

Sheet A6.0

1. It is unclear if the fire partitions forming the corridors or dwelling unit separation walls extend to the bottom of the floor or roof deck, or if they stop at the bottom of the membrane of a fire-rated floor/ceiling or roof/ceiling assembly per 2018 IBC Sec. 708.4. The tops of these walls need to be detailed so that proper continuity can be determined. Further, how is 2018 IBC Sec.708.4.2 being addressed specifically regarding draftstops; again the detailing of the tops of these walls will determine compliance.

Sheet 8

1. On the first floor there appears to be reduced vertical clearance at the stairs that has not been addressed. If the vertical clearance in the interior exit stairs is reduced to less than 80” then a rail or barrier is required with the leading edge located 27” maximum above the floor per ICC/ANSI A117.1-2009 Sec. 307.4.

Sheet 8.1

1. Where does Detail 1 occur? Does this project have a basement?

Sheet A9.0

1. All the stair doors that require a fire rated door assembly are required to be 1-hour fire-rated door assemblies per 2018 IBC Table 716.1(2).

2. Why is Door 134B a 45 minute door? Reference the earlier comment on Sheet G1.1 regarding fire separation distance. {The exterior door is not required to be rated; therefore the door does not require a fire rating.}

3. The dwelling unit mechanical systems do not provide outside air for the dwelling units, and the amount of natural ventilation appears to be inadequate. Per 2018 IMC Sec. 402.2 the minimum outdoor opening area needs to be 4% of the floor area. As an example, Studios A and B have an area of 312 s.f. each per Sheet G1.0, requiring 12.48 s.f. of outdoor opening. According to the window schedule legend on Sheet A9.0, Window 1 has an opening far less than this amount.

STRUCTURAL COMMENTS

General

1. The structural calculations contain approximately 54 pages of RISA data sheets, however without a key plan it’s difficult to align this data with the member sizes on the plans. As an example, Page 49 indicates that member M645 is a 5.125 x 25.5 glue laminated beam, however we have no way of checking this member against the plans without a keyplan.

2. Sheet E1.1 shows two 12’ light poles (Fixture “P1”) on the site plan, and Pages 110 and 111 of the structural calculations have a footing detail for a 25’ light pole, however the plans do not contain a detail for a light pole footing. Please coordinate.

Sheet S1.5

1. The shear wall schedule on the plans presents 6 shear walls but does not present the structural capacity of each shear wall. The structural calculations present a wind load report but doesn’t translate the results into which shear walls are adequateto address the loads. Please clarify.

MECHANICAL COMMENTS

There are no comments.

PLUMBING COMMENTS

There are no comments.

ELECTRICAL COMMENTS

General

1. On Sheets E0.1, E1.1, E2.1, and E5.1 there is a problem with the CAD font definitions on many of the note titles, drawing titles, and sheet titles; they are not legible.

Sheet E1.1

1. There is no structural or electrical detail Fixture “P1”; the 12’ tall light poles. Please coordinate. {A comment has been made under the structural review regarding the footing, however how is grounding being achieved for this pole?}

Sheet E2.1

1. There is a missing exit sign at the southern stair for the exterior door.

2. The corridors appear to be missing means of egress illumination as required by 2018 IBC Sec. 1108.3.1. Please provide.
 


Should you have any questions regarding the plan review comments, please contact the plan reviewer listed for the appropriate discipline.

Plans reviewed by:
Joel Svoboda, RA
Senior Associate
520-545-7415
joel.svoboda@stantec.com
06/26/2025 Commercial Electrical Standard REQUIRES RESUBMIT June 12, 2025
1st Review

Lizard Rock Designs
Attn: Carina Eichorst
1640 E. River Road, Suite 206
Tucson Arizona 85718

Re: LINDA AVENUE APARTMENTS
NEW BUILDING

City of Tucson Permit Number: TC-COM-0525-01016
Stantec Project Number: 185215066
Stantec File Number: TUC-25-060

Plan review for the project referenced above has been completed. This letter reflects comments to be addressed. PLEASE send all responses to comments back to the City through the permit portal! Responses sent directly to Stantec will be ignored. Also, please submit complete copies of all permit documents (i.e. plans, calculations, reports, etc.) even if they have not been changed. Please cloud and delta all changes and provide a letter with a written response to each of the comments indicating the action taken.

The scope of this review covers the architectural, structural, plumbing, mechanical, and electrical designs as they relate to the codes adopted by the jurisdiction. 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.

Occupancy
Group Construction
Type Area
(Square feet) Occupant
Load Automatic
Fire Sprinklers Fire
Alarms
R-2 V-B 38,548 174 Yes Yes
B
S-2
Separate Permits: Automatic fire sprinklers and fire alarm.
Deferred Submittals: Wood trusses.
Special Inspections: Earthwork, epoxy and expansion anchors, and fabricated systems and elements.

ARCHITECTURAL COMMENTS

Sheet G1.0

1. Please update the Index of Drawings to reflect the sheets provided in the set. Currently, only 1 of the 6 civil sheets shown in the index is in the set of plans (i.e. labeled Sheet 5 of 11).

2. Please indicate on this sheet that the automatic fire sprinkler system [2018 IBC Sec. 903] and fire alarm system [2018 IBC Sec. 907] are to be provided as part of this project and are to be submitted as a separate permit (not a deferred submittal).

3. The plans indicate that wood trusses will be provided as part of deferred submittal. Either provide the documents now or list on this sheet as a deferred submittal and include the following notes:

PER IBC Section 107.3.4
<Name of Registrant>, the registered design professional in charge shall be responsible for reviewing and coordinating submittal documents prepared by others, including phased and deferred submittal items, for compatibility with the design of the building.

PER IBC Section 107.3.4.1
Submittal documents for deferred submittal items shall be submitted to the registered design professional in responsible charge, who shall review them and forward them to the Building Official with a notation indicating that the deferred submittal documents have been reviewed and that they have been found to be in general conformance with the design of the building.

4. Note on this sheet that special inspection is required for earthwork, epoxy and expansion anchors, and fabricated systems and elements. Also, provide City of Tucson special inspection certificate(s) with Parts A and B completed. Make sure that the owner or their legal representative signs the form.

Sheet G1.1

1. Technically, the walls forming the corridors and the walls separating the dwelling units from other spaces are fire partitions meeting the requirements of 2018 IBC Sec. 708, and the walls separating the stairs from the rest of the building are fire barriers meeting 2018 IBC Sec. 707. Please correct the terms found in the life safety legend.

2. Why is the north exterior wall of Stair 134 a fire rated wall? There doesn’t appear to be a fire separation distance issue being that the distance from the wall to the centerline of the street is well over 30 feet. Please clarify. [Reference 2018 IBC Table 602]

Sheet 5 of 11

1. Please confirm that Door 127 exiting the south stair (unlabeled on Sheet A2.0) is at least 3’-0” from the property line. Openings are not allowed in exterior walls that are less than 3’-0” from the property line per 2018 IBC Table 705.8. {May have to move the door to the west?}

Sheets A2.1 and A2.3

1. On Sheet A2.1, Elevations H and G show blocking for future grab bars for the shower at these Type A units, however blocking has not been shown for the future shower seat per ICC/ANSI A117.1-2009 Sec. 1003.11.1. Further, Keynote 55 states “<varies>” which doesn’t indicate what is to be provided at these locations.

2. Please show the location of shower controls as required by ICC/ANSI A117.1-2009 Sec. 1003.11.2.5.2, 608.4.1, and 608.5. {Sheet G1.4 does provide the dimensions for the shower controls; however these drawings should make some form if graphic representation and reference Sheet G1.4 for specifics.}

3. Floor Plan General Notes, specifically Note 16, should also include that the flooring is to continue under the removable cabinets and the walls behind the removable cabinets are to be finished per ICC/ANSI A117.1-2009 Sec. 1003.11.2.2. The same comment applies to Keynote 53.

Sheet A3.0

1. The central “unenclosed” stair that connects all three stories is allowed per 2018 IBC Sec. 1019.3, Condition 4 (Keynote 1 incorrectly indicates Sec. 1019.3.4 which does not exist). Please provide a detailed design of the required draft stop and sprinkler layout notes at each floor opening per 2016 NFPA 13 Sec. 8.15.4.1. A note indicating that “draft stop and sprinklers are required” does not demonstrate compliance. Per 2016 NFPA Sec. 8.15.4.2, the draft stops need to be located immediately adjacent to the opening, must be at least 18” deep, and must be of noncombustible construction or limited combustible materials that will stay in place before and during sprinkler operation; provide a section detail. Per 2016 NFPA Sec. 8.15.4.3, sprinklers need to be placed 6” to 12” from the draft stop on the side away from the openings and need to be spaced no more than 6’-0” apart. If less than 6’-0” apart, cross baffles are also to be provided per 2016 NFPA Sec. 8.6.3.4.2; please note the sprinkler requirements on the plans.

Sheet A4.0

1. Per Detail 7, the height of the scupper opening is slightly less than 6”. What is the width of the scupper opening? What are the cross sectional dimensions of the downspout? The largest roof area served by a scupper is 2,850 square feet. With a 100-year hourly rainfall rate of 3” per 2018 IPC Fig. 1106.1, the worst case roof scupper needs to accommodate 88 gallons per minute. The scupper opening height shall be not less than 4” (you have 6”), and the width shall be equal to or greater than the circumference of the storm drainpipe size. Per 2018 IBC Table 1106.2, assuming a 1/8” per foot scupper slope, the width of the scupper needs to be equal to or greater than the circumference of a 4” diameter storm drainpipe (i.e. 12.57” wide). Clarify on the plans.

2. Overflow scuppers are required per 2018 IPC Sec. 1108. The overflow scuppers need to be a separate penetration through the parapet, need to have a weir that is 2” above the weir of the primary scuppers, and need to be sized to carry the same volume as the primary scuppers.

Sheet A6.0

1. It is unclear if the fire partitions forming the corridors or dwelling unit separation walls extend to the bottom of the floor or roof deck, or if they stop at the bottom of the membrane of a fire-rated floor/ceiling or roof/ceiling assembly per 2018 IBC Sec. 708.4. The tops of these walls need to be detailed so that proper continuity can be determined. Further, how is 2018 IBC Sec.708.4.2 being addressed specifically regarding draftstops; again the detailing of the tops of these walls will determine compliance.

Sheet 8

1. On the first floor there appears to be reduced vertical clearance at the stairs that has not been addressed. If the vertical clearance in the interior exit stairs is reduced to less than 80” then a rail or barrier is required with the leading edge located 27” maximum above the floor per ICC/ANSI A117.1-2009 Sec. 307.4.

Sheet 8.1

1. Where does Detail 1 occur? Does this project have a basement?

Sheet A9.0

1. All the stair doors that require a fire rated door assembly are required to be 1-hour fire-rated door assemblies per 2018 IBC Table 716.1(2).

2. Why is Door 134B a 45 minute door? Reference the earlier comment on Sheet G1.1 regarding fire separation distance. {The exterior door is not required to be rated; therefore the door does not require a fire rating.}

3. The dwelling unit mechanical systems do not provide outside air for the dwelling units, and the amount of natural ventilation appears to be inadequate. Per 2018 IMC Sec. 402.2 the minimum outdoor opening area needs to be 4% of the floor area. As an example, Studios A and B have an area of 312 s.f. each per Sheet G1.0, requiring 12.48 s.f. of outdoor opening. According to the window schedule legend on Sheet A9.0, Window 1 has an opening far less than this amount.

STRUCTURAL COMMENTS

General

1. The structural calculations contain approximately 54 pages of RISA data sheets, however without a key plan it’s difficult to align this data with the member sizes on the plans. As an example, Page 49 indicates that member M645 is a 5.125 x 25.5 glue laminated beam, however we have no way of checking this member against the plans without a keyplan.

2. Sheet E1.1 shows two 12’ light poles (Fixture “P1”) on the site plan, and Pages 110 and 111 of the structural calculations have a footing detail for a 25’ light pole, however the plans do not contain a detail for a light pole footing. Please coordinate.

Sheet S1.5

1. The shear wall schedule on the plans presents 6 shear walls but does not present the structural capacity of each shear wall. The structural calculations present a wind load report but doesn’t translate the results into which shear walls are adequateto address the loads. Please clarify.

MECHANICAL COMMENTS

There are no comments.

PLUMBING COMMENTS

There are no comments.

ELECTRICAL COMMENTS

General

1. On Sheets E0.1, E1.1, E2.1, and E5.1 there is a problem with the CAD font definitions on many of the note titles, drawing titles, and sheet titles; they are not legible.

Sheet E1.1

1. There is no structural or electrical detail Fixture “P1”; the 12’ tall light poles. Please coordinate. {A comment has been made under the structural review regarding the footing, however how is grounding being achieved for this pole?}

Sheet E2.1

1. There is a missing exit sign at the southern stair for the exterior door.

2. The corridors appear to be missing means of egress illumination as required by 2018 IBC Sec. 1108.3.1. Please provide.
 


Should you have any questions regarding the plan review comments, please contact the plan reviewer listed for the appropriate discipline.

Plans reviewed by:
Joel Svoboda, RA
Senior Associate
520-545-7415
joel.svoboda@stantec.com
06/26/2025 Commercial Mechanical Standard REQUIRES RESUBMIT June 12, 2025
1st Review

Lizard Rock Designs
Attn: Carina Eichorst
1640 E. River Road, Suite 206
Tucson Arizona 85718

Re: LINDA AVENUE APARTMENTS
NEW BUILDING

City of Tucson Permit Number: TC-COM-0525-01016
Stantec Project Number: 185215066
Stantec File Number: TUC-25-060

Plan review for the project referenced above has been completed. This letter reflects comments to be addressed. PLEASE send all responses to comments back to the City through the permit portal! Responses sent directly to Stantec will be ignored. Also, please submit complete copies of all permit documents (i.e. plans, calculations, reports, etc.) even if they have not been changed. Please cloud and delta all changes and provide a letter with a written response to each of the comments indicating the action taken.

The scope of this review covers the architectural, structural, plumbing, mechanical, and electrical designs as they relate to the codes adopted by the jurisdiction. 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.

Occupancy
Group Construction
Type Area
(Square feet) Occupant
Load Automatic
Fire Sprinklers Fire
Alarms
R-2 V-B 38,548 174 Yes Yes
B
S-2
Separate Permits: Automatic fire sprinklers and fire alarm.
Deferred Submittals: Wood trusses.
Special Inspections: Earthwork, epoxy and expansion anchors, and fabricated systems and elements.

ARCHITECTURAL COMMENTS

Sheet G1.0

1. Please update the Index of Drawings to reflect the sheets provided in the set. Currently, only 1 of the 6 civil sheets shown in the index is in the set of plans (i.e. labeled Sheet 5 of 11).

2. Please indicate on this sheet that the automatic fire sprinkler system [2018 IBC Sec. 903] and fire alarm system [2018 IBC Sec. 907] are to be provided as part of this project and are to be submitted as a separate permit (not a deferred submittal).

3. The plans indicate that wood trusses will be provided as part of deferred submittal. Either provide the documents now or list on this sheet as a deferred submittal and include the following notes:

PER IBC Section 107.3.4
<Name of Registrant>, the registered design professional in charge shall be responsible for reviewing and coordinating submittal documents prepared by others, including phased and deferred submittal items, for compatibility with the design of the building.

PER IBC Section 107.3.4.1
Submittal documents for deferred submittal items shall be submitted to the registered design professional in responsible charge, who shall review them and forward them to the Building Official with a notation indicating that the deferred submittal documents have been reviewed and that they have been found to be in general conformance with the design of the building.

4. Note on this sheet that special inspection is required for earthwork, epoxy and expansion anchors, and fabricated systems and elements. Also, provide City of Tucson special inspection certificate(s) with Parts A and B completed. Make sure that the owner or their legal representative signs the form.

Sheet G1.1

1. Technically, the walls forming the corridors and the walls separating the dwelling units from other spaces are fire partitions meeting the requirements of 2018 IBC Sec. 708, and the walls separating the stairs from the rest of the building are fire barriers meeting 2018 IBC Sec. 707. Please correct the terms found in the life safety legend.

2. Why is the north exterior wall of Stair 134 a fire rated wall? There doesn’t appear to be a fire separation distance issue being that the distance from the wall to the centerline of the street is well over 30 feet. Please clarify. [Reference 2018 IBC Table 602]

Sheet 5 of 11

1. Please confirm that Door 127 exiting the south stair (unlabeled on Sheet A2.0) is at least 3’-0” from the property line. Openings are not allowed in exterior walls that are less than 3’-0” from the property line per 2018 IBC Table 705.8. {May have to move the door to the west?}

Sheets A2.1 and A2.3

1. On Sheet A2.1, Elevations H and G show blocking for future grab bars for the shower at these Type A units, however blocking has not been shown for the future shower seat per ICC/ANSI A117.1-2009 Sec. 1003.11.1. Further, Keynote 55 states “<varies>” which doesn’t indicate what is to be provided at these locations.

2. Please show the location of shower controls as required by ICC/ANSI A117.1-2009 Sec. 1003.11.2.5.2, 608.4.1, and 608.5. {Sheet G1.4 does provide the dimensions for the shower controls; however these drawings should make some form if graphic representation and reference Sheet G1.4 for specifics.}

3. Floor Plan General Notes, specifically Note 16, should also include that the flooring is to continue under the removable cabinets and the walls behind the removable cabinets are to be finished per ICC/ANSI A117.1-2009 Sec. 1003.11.2.2. The same comment applies to Keynote 53.

Sheet A3.0

1. The central “unenclosed” stair that connects all three stories is allowed per 2018 IBC Sec. 1019.3, Condition 4 (Keynote 1 incorrectly indicates Sec. 1019.3.4 which does not exist). Please provide a detailed design of the required draft stop and sprinkler layout notes at each floor opening per 2016 NFPA 13 Sec. 8.15.4.1. A note indicating that “draft stop and sprinklers are required” does not demonstrate compliance. Per 2016 NFPA Sec. 8.15.4.2, the draft stops need to be located immediately adjacent to the opening, must be at least 18” deep, and must be of noncombustible construction or limited combustible materials that will stay in place before and during sprinkler operation; provide a section detail. Per 2016 NFPA Sec. 8.15.4.3, sprinklers need to be placed 6” to 12” from the draft stop on the side away from the openings and need to be spaced no more than 6’-0” apart. If less than 6’-0” apart, cross baffles are also to be provided per 2016 NFPA Sec. 8.6.3.4.2; please note the sprinkler requirements on the plans.

Sheet A4.0

1. Per Detail 7, the height of the scupper opening is slightly less than 6”. What is the width of the scupper opening? What are the cross sectional dimensions of the downspout? The largest roof area served by a scupper is 2,850 square feet. With a 100-year hourly rainfall rate of 3” per 2018 IPC Fig. 1106.1, the worst case roof scupper needs to accommodate 88 gallons per minute. The scupper opening height shall be not less than 4” (you have 6”), and the width shall be equal to or greater than the circumference of the storm drainpipe size. Per 2018 IBC Table 1106.2, assuming a 1/8” per foot scupper slope, the width of the scupper needs to be equal to or greater than the circumference of a 4” diameter storm drainpipe (i.e. 12.57” wide). Clarify on the plans.

2. Overflow scuppers are required per 2018 IPC Sec. 1108. The overflow scuppers need to be a separate penetration through the parapet, need to have a weir that is 2” above the weir of the primary scuppers, and need to be sized to carry the same volume as the primary scuppers.

Sheet A6.0

1. It is unclear if the fire partitions forming the corridors or dwelling unit separation walls extend to the bottom of the floor or roof deck, or if they stop at the bottom of the membrane of a fire-rated floor/ceiling or roof/ceiling assembly per 2018 IBC Sec. 708.4. The tops of these walls need to be detailed so that proper continuity can be determined. Further, how is 2018 IBC Sec.708.4.2 being addressed specifically regarding draftstops; again the detailing of the tops of these walls will determine compliance.

Sheet 8

1. On the first floor there appears to be reduced vertical clearance at the stairs that has not been addressed. If the vertical clearance in the interior exit stairs is reduced to less than 80” then a rail or barrier is required with the leading edge located 27” maximum above the floor per ICC/ANSI A117.1-2009 Sec. 307.4.

Sheet 8.1

1. Where does Detail 1 occur? Does this project have a basement?

Sheet A9.0

1. All the stair doors that require a fire rated door assembly are required to be 1-hour fire-rated door assemblies per 2018 IBC Table 716.1(2).

2. Why is Door 134B a 45 minute door? Reference the earlier comment on Sheet G1.1 regarding fire separation distance. {The exterior door is not required to be rated; therefore the door does not require a fire rating.}

3. The dwelling unit mechanical systems do not provide outside air for the dwelling units, and the amount of natural ventilation appears to be inadequate. Per 2018 IMC Sec. 402.2 the minimum outdoor opening area needs to be 4% of the floor area. As an example, Studios A and B have an area of 312 s.f. each per Sheet G1.0, requiring 12.48 s.f. of outdoor opening. According to the window schedule legend on Sheet A9.0, Window 1 has an opening far less than this amount.

STRUCTURAL COMMENTS

General

1. The structural calculations contain approximately 54 pages of RISA data sheets, however without a key plan it’s difficult to align this data with the member sizes on the plans. As an example, Page 49 indicates that member M645 is a 5.125 x 25.5 glue laminated beam, however we have no way of checking this member against the plans without a keyplan.

2. Sheet E1.1 shows two 12’ light poles (Fixture “P1”) on the site plan, and Pages 110 and 111 of the structural calculations have a footing detail for a 25’ light pole, however the plans do not contain a detail for a light pole footing. Please coordinate.

Sheet S1.5

1. The shear wall schedule on the plans presents 6 shear walls but does not present the structural capacity of each shear wall. The structural calculations present a wind load report but doesn’t translate the results into which shear walls are adequateto address the loads. Please clarify.

MECHANICAL COMMENTS

There are no comments.

PLUMBING COMMENTS

There are no comments.

ELECTRICAL COMMENTS

General

1. On Sheets E0.1, E1.1, E2.1, and E5.1 there is a problem with the CAD font definitions on many of the note titles, drawing titles, and sheet titles; they are not legible.

Sheet E1.1

1. There is no structural or electrical detail Fixture “P1”; the 12’ tall light poles. Please coordinate. {A comment has been made under the structural review regarding the footing, however how is grounding being achieved for this pole?}

Sheet E2.1

1. There is a missing exit sign at the southern stair for the exterior door.

2. The corridors appear to be missing means of egress illumination as required by 2018 IBC Sec. 1108.3.1. Please provide.
 


Should you have any questions regarding the plan review comments, please contact the plan reviewer listed for the appropriate discipline.

Plans reviewed by:
Joel Svoboda, RA
Senior Associate
520-545-7415
joel.svoboda@stantec.com
06/26/2025 Commercial Plumbing Standard REQUIRES RESUBMIT June 12, 2025
1st Review

Lizard Rock Designs
Attn: Carina Eichorst
1640 E. River Road, Suite 206
Tucson Arizona 85718

Re: LINDA AVENUE APARTMENTS
NEW BUILDING

City of Tucson Permit Number: TC-COM-0525-01016
Stantec Project Number: 185215066
Stantec File Number: TUC-25-060

Plan review for the project referenced above has been completed. This letter reflects comments to be addressed. PLEASE send all responses to comments back to the City through the permit portal! Responses sent directly to Stantec will be ignored. Also, please submit complete copies of all permit documents (i.e. plans, calculations, reports, etc.) even if they have not been changed. Please cloud and delta all changes and provide a letter with a written response to each of the comments indicating the action taken.

The scope of this review covers the architectural, structural, plumbing, mechanical, and electrical designs as they relate to the codes adopted by the jurisdiction. 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.

Occupancy
Group Construction
Type Area
(Square feet) Occupant
Load Automatic
Fire Sprinklers Fire
Alarms
R-2 V-B 38,548 174 Yes Yes
B
S-2
Separate Permits: Automatic fire sprinklers and fire alarm.
Deferred Submittals: Wood trusses.
Special Inspections: Earthwork, epoxy and expansion anchors, and fabricated systems and elements.

ARCHITECTURAL COMMENTS

Sheet G1.0

1. Please update the Index of Drawings to reflect the sheets provided in the set. Currently, only 1 of the 6 civil sheets shown in the index is in the set of plans (i.e. labeled Sheet 5 of 11).

2. Please indicate on this sheet that the automatic fire sprinkler system [2018 IBC Sec. 903] and fire alarm system [2018 IBC Sec. 907] are to be provided as part of this project and are to be submitted as a separate permit (not a deferred submittal).

3. The plans indicate that wood trusses will be provided as part of deferred submittal. Either provide the documents now or list on this sheet as a deferred submittal and include the following notes:

PER IBC Section 107.3.4
<Name of Registrant>, the registered design professional in charge shall be responsible for reviewing and coordinating submittal documents prepared by others, including phased and deferred submittal items, for compatibility with the design of the building.

PER IBC Section 107.3.4.1
Submittal documents for deferred submittal items shall be submitted to the registered design professional in responsible charge, who shall review them and forward them to the Building Official with a notation indicating that the deferred submittal documents have been reviewed and that they have been found to be in general conformance with the design of the building.

4. Note on this sheet that special inspection is required for earthwork, epoxy and expansion anchors, and fabricated systems and elements. Also, provide City of Tucson special inspection certificate(s) with Parts A and B completed. Make sure that the owner or their legal representative signs the form.

Sheet G1.1

1. Technically, the walls forming the corridors and the walls separating the dwelling units from other spaces are fire partitions meeting the requirements of 2018 IBC Sec. 708, and the walls separating the stairs from the rest of the building are fire barriers meeting 2018 IBC Sec. 707. Please correct the terms found in the life safety legend.

2. Why is the north exterior wall of Stair 134 a fire rated wall? There doesn’t appear to be a fire separation distance issue being that the distance from the wall to the centerline of the street is well over 30 feet. Please clarify. [Reference 2018 IBC Table 602]

Sheet 5 of 11

1. Please confirm that Door 127 exiting the south stair (unlabeled on Sheet A2.0) is at least 3’-0” from the property line. Openings are not allowed in exterior walls that are less than 3’-0” from the property line per 2018 IBC Table 705.8. {May have to move the door to the west?}

Sheets A2.1 and A2.3

1. On Sheet A2.1, Elevations H and G show blocking for future grab bars for the shower at these Type A units, however blocking has not been shown for the future shower seat per ICC/ANSI A117.1-2009 Sec. 1003.11.1. Further, Keynote 55 states “<varies>” which doesn’t indicate what is to be provided at these locations.

2. Please show the location of shower controls as required by ICC/ANSI A117.1-2009 Sec. 1003.11.2.5.2, 608.4.1, and 608.5. {Sheet G1.4 does provide the dimensions for the shower controls; however these drawings should make some form if graphic representation and reference Sheet G1.4 for specifics.}

3. Floor Plan General Notes, specifically Note 16, should also include that the flooring is to continue under the removable cabinets and the walls behind the removable cabinets are to be finished per ICC/ANSI A117.1-2009 Sec. 1003.11.2.2. The same comment applies to Keynote 53.

Sheet A3.0

1. The central “unenclosed” stair that connects all three stories is allowed per 2018 IBC Sec. 1019.3, Condition 4 (Keynote 1 incorrectly indicates Sec. 1019.3.4 which does not exist). Please provide a detailed design of the required draft stop and sprinkler layout notes at each floor opening per 2016 NFPA 13 Sec. 8.15.4.1. A note indicating that “draft stop and sprinklers are required” does not demonstrate compliance. Per 2016 NFPA Sec. 8.15.4.2, the draft stops need to be located immediately adjacent to the opening, must be at least 18” deep, and must be of noncombustible construction or limited combustible materials that will stay in place before and during sprinkler operation; provide a section detail. Per 2016 NFPA Sec. 8.15.4.3, sprinklers need to be placed 6” to 12” from the draft stop on the side away from the openings and need to be spaced no more than 6’-0” apart. If less than 6’-0” apart, cross baffles are also to be provided per 2016 NFPA Sec. 8.6.3.4.2; please note the sprinkler requirements on the plans.

Sheet A4.0

1. Per Detail 7, the height of the scupper opening is slightly less than 6”. What is the width of the scupper opening? What are the cross sectional dimensions of the downspout? The largest roof area served by a scupper is 2,850 square feet. With a 100-year hourly rainfall rate of 3” per 2018 IPC Fig. 1106.1, the worst case roof scupper needs to accommodate 88 gallons per minute. The scupper opening height shall be not less than 4” (you have 6”), and the width shall be equal to or greater than the circumference of the storm drainpipe size. Per 2018 IBC Table 1106.2, assuming a 1/8” per foot scupper slope, the width of the scupper needs to be equal to or greater than the circumference of a 4” diameter storm drainpipe (i.e. 12.57” wide). Clarify on the plans.

2. Overflow scuppers are required per 2018 IPC Sec. 1108. The overflow scuppers need to be a separate penetration through the parapet, need to have a weir that is 2” above the weir of the primary scuppers, and need to be sized to carry the same volume as the primary scuppers.

Sheet A6.0

1. It is unclear if the fire partitions forming the corridors or dwelling unit separation walls extend to the bottom of the floor or roof deck, or if they stop at the bottom of the membrane of a fire-rated floor/ceiling or roof/ceiling assembly per 2018 IBC Sec. 708.4. The tops of these walls need to be detailed so that proper continuity can be determined. Further, how is 2018 IBC Sec.708.4.2 being addressed specifically regarding draftstops; again the detailing of the tops of these walls will determine compliance.

Sheet 8

1. On the first floor there appears to be reduced vertical clearance at the stairs that has not been addressed. If the vertical clearance in the interior exit stairs is reduced to less than 80” then a rail or barrier is required with the leading edge located 27” maximum above the floor per ICC/ANSI A117.1-2009 Sec. 307.4.

Sheet 8.1

1. Where does Detail 1 occur? Does this project have a basement?

Sheet A9.0

1. All the stair doors that require a fire rated door assembly are required to be 1-hour fire-rated door assemblies per 2018 IBC Table 716.1(2).

2. Why is Door 134B a 45 minute door? Reference the earlier comment on Sheet G1.1 regarding fire separation distance. {The exterior door is not required to be rated; therefore the door does not require a fire rating.}

3. The dwelling unit mechanical systems do not provide outside air for the dwelling units, and the amount of natural ventilation appears to be inadequate. Per 2018 IMC Sec. 402.2 the minimum outdoor opening area needs to be 4% of the floor area. As an example, Studios A and B have an area of 312 s.f. each per Sheet G1.0, requiring 12.48 s.f. of outdoor opening. According to the window schedule legend on Sheet A9.0, Window 1 has an opening far less than this amount.

STRUCTURAL COMMENTS

General

1. The structural calculations contain approximately 54 pages of RISA data sheets, however without a key plan it’s difficult to align this data with the member sizes on the plans. As an example, Page 49 indicates that member M645 is a 5.125 x 25.5 glue laminated beam, however we have no way of checking this member against the plans without a keyplan.

2. Sheet E1.1 shows two 12’ light poles (Fixture “P1”) on the site plan, and Pages 110 and 111 of the structural calculations have a footing detail for a 25’ light pole, however the plans do not contain a detail for a light pole footing. Please coordinate.

Sheet S1.5

1. The shear wall schedule on the plans presents 6 shear walls but does not present the structural capacity of each shear wall. The structural calculations present a wind load report but doesn’t translate the results into which shear walls are adequateto address the loads. Please clarify.

MECHANICAL COMMENTS

There are no comments.

PLUMBING COMMENTS

There are no comments.

ELECTRICAL COMMENTS

General

1. On Sheets E0.1, E1.1, E2.1, and E5.1 there is a problem with the CAD font definitions on many of the note titles, drawing titles, and sheet titles; they are not legible.

Sheet E1.1

1. There is no structural or electrical detail Fixture “P1”; the 12’ tall light poles. Please coordinate. {A comment has been made under the structural review regarding the footing, however how is grounding being achieved for this pole?}

Sheet E2.1

1. There is a missing exit sign at the southern stair for the exterior door.

2. The corridors appear to be missing means of egress illumination as required by 2018 IBC Sec. 1108.3.1. Please provide.
 


Should you have any questions regarding the plan review comments, please contact the plan reviewer listed for the appropriate discipline.

Plans reviewed by:
Joel Svoboda, RA
Senior Associate
520-545-7415
joel.svoboda@stantec.com
06/11/2025 Design Review Standard REQUIRES RESUBMIT Pending completion of SD-0525-00076 for IID/RNA approval.
06/27/2025 Fire New Construction Standard REQUIRES RESUBMIT -Resolve all building comments.
-COT/TFD has adopted the IFC 2024. Please make correction on your applicable codes on sheet G1.2
-Indicate the building will have a fire alarm per IFC 907.2.9
-Indicate the building will be tested for emergency radio coverage by PCWIN with report provided to TFD. Testing results will determine the need to install an emergency responder communications enhancement system (ERCES) per IFC 510. Make these notes on the plans.
john.vincent@tucsonaz.gov
5203495581
06/20/2025 Site Engineering Standard REQUIRES RESUBMIT TC-COM-0525-01016
115 S LINDA AV
Comments:
- As Development Package (DP) TD-DEV-0325-00070 has not completed its review cycle site engineering cannot review the plans for compliance. Site Engineering will review the building plans for compliance with the DP once the DP has completed its review and been approved.

marco.contreras@tucsonaz.gov
06/11/2025 Site Zoning Standard REQUIRES RESUBMIT FROM: PDSD Zoning Review Section

PROJECT: TC-COM-0525-01016 - TD-DEV-0325-00070
115 S LINDA AV – C-1/C-2
Multifamily(1st Review)

TRANSMITTAL DATE: ‎June 11, 2025

COMMENTS: Resubmit revised drawings along with a detailed response letter, which states how all Zoning Review Section comments were addressed.

This site is located in the C-1/C-2 zone (UDC 4.7.21 & 4.7.20). Multifamily is an approved use in the zone (UDC Table 4.8-4).

1. Zoning has reviewed the building plans for compliance with development package (DP) TD-DEV-0325-00070 and although the plans appear to be in compliance until the following comment is addressed and the DP is approved by all review agencies Zoning cannot approve the building permit.

2. The DP shows building height of 32’ and the Building Data and elevations show 37’-6, coordinate so that the plans match.

3. Provide a breakdown for each unit type and the proposed square footage so that Impact Fee requirements can be determined.

The Unified Development Code (UDC) can be found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Codes/Zoning-Code.

If you have any questions about this transmittal, please contact Zone1.desk@tucsonaz.gov.
05/20/2025 PDSD Application Completeness Express REVIEW COMPLETED