Permit Review Detail
Review Status: Requires Resubmit
Review Details: COMMERCIAL REVIEW - FULL v.1
Permit Number - TC-COM-1225-02345
Review Name: COMMERCIAL REVIEW - FULL v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 01/08/2026 | Outdoor Lighting Standard | APPROVED | Outdoor Lighting Reviewed and Approved on MASTER PLAN SET TC-COM-1225-02345/"Remodel existing structure for multi-family" (MASTER PERMIT), shared plan set TC-COM-1225-02314/BLDG 5, TC-COM-1225-02315/BLDG 6, TC-COM-1225-02316/CARPORTS NORTH, TC-COM-1225-02317 /CARPORTS | ||
| 01/22/2026 | Water - PDSD Standard | APPROVED | |||
| 03/19/2026 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 03/19/2026 | Commercial Building Standard | REQUIRES RESUBMIT | January 27, 2026 1st Review Dean Alan Architects Attn: Aaron Knepper 5151 E. Broadway Blvd., Suite 1050 Tucson, Arizona 85711 Re: ALL SAINTS APARTMENTS – SITE 3 NEW AND REMODELED BUILDINGS City of Tucson Permit Number: TC-COM-1225-02345 Stantec Project Number: 185215066 Stantec File Number: TUC-25-119 Plan review for the above referenced project has been completed. This letter reflects comments to be addressed. PLEASE send all response 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-A 26,778 208 Yes Yes R-2 I-A 7,753 215 Yes Yes S-2 I-A 17,470 96 Yes Yes Separate Permits: Automatic fire sprinklers, fire alarm, swimming pool and spa, and site retaining wall. Deferred Submittals: Pre-engineered wood trusses, steel stairs, elevators, carports, rammed aggregate piers, and shoring. Special Inspections: Earthwork (including aggregate piers), concrete, epoxy and expansion anchors, structural steel, high-strength bolts, and field welding. ARCHITECTURAL COMMENTS General 1. Please indicate that the fire alarm system [2018 IBC Sec. 907], swimming pool & spa, and site retaining walls are to be provided as part of this project and is to be submitted as a separate permit (not a deferred submittal). 2. Please remove the automatic fire sprinkler system, swimming pool & spa, and site retaining walls from the deferred submittal list as these are to be submitted as a separate permit. 3. The plans indicate that elevator shop drawings and rammed aggregate piers (geopiers) 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 the cover of the drawings that special inspection is required for earthwork (including aggregate piers), concrete, epoxy and expansion anchors, structural steel, high-strength bolts, and field welding. 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. 5. Please provide plumbing fixture calculations to determine compliance with minimum fixture requirements. [Ref. IBC 2018 Sec. 2902] 6. Please provide an energy conservation compliance certificate for the thermal envelope. [Ref. IECC 2018 Sec. C402] 7. Please revise the construction documents to clearly identify and coordinate all required shafts for plumbing and duct penetrations, including shaft locations, fire-resistance ratings, and continuity, and coordinate with the plumbing and mechanical riser diagrams. Shaft construction and penetration protection shall comply with the 2018 IBC and IPC, including IBC Sections 713 and 717, and IPC Section 312.10, as applicable. 8. For building 2, please provide wall type indicators and details for all primary structural frame elements indicating methods and listed rated assemblies to achieve the required 3-hour fire resistance. If prescriptive fire resistance is being used, please be sure to include table and item number used for compliance. [Ref. IBC 2018 Sec. 601] 9. The plan-set for building 2 does not appear to provide specific floor plans for the units on the first floor that cannot have combustible construction due to the Type I-A classification. Please provide floor plans to indicate compliance with this. [Ref. IBC 2018 Sec. 601] 10. Building 2 indicates a trash chute but no details have been provided on construction and it appears the access openings for the chute are located in corridors. Waste chutes shall be enclosed in a shaft in accordance with section 713.4 and openings into the chute shall not be located in corridors. Access openings for waste chutes shall be located in rooms or compartments enclosed by 1-hour fire barriers. Please revise. [Ref. IBC 2018 Sec. 713.13.1] Sheet T2.02 1. The code analysis for building 2 does not include the parking garage. Please revise. [Ref. IBC 2018 Sec. 311.3] 2. Please clarify the maximum allowable area and proposed area for each occupancy proposed and type of construction proposed for each floor. The code analysis only indicates the area for the “Apartment building” which does not correlate to the building footprint. The building area for each floor must include all areas within the horizontal projection of the roof or floor above. Please revise. [Ref. IBC 2018 Sec. 202, 506, & 510.2] 3. Please clearly identify the location and extent of the required 3-hour horizontal assembly and vertical offsets for the proposed podium construction. [Ref. IBC 2018 Sec 510.2] 4. Please clarify if the previous occupancy of buildings 5 and 6 was R-2. 5. Please indicate if buildings 5 and 6 have existing fire sprinklers and if so, indicate on the cover that a separate permit will be submitted for the modifications of the existing sprinkler system. 6. In the Accessible Units Table, building 2 specifies 2 Type A Units. The Plans and the Building 2 information appear to only have 1 Type A unit (Assuming that unit HC2.2 is Type A accessible). Coordinate and revise. 7. Please clearly identify in the plans which units are Type A accessible and which units are Type B accessible (If units HC2.2, HC5.1, HC5.5, and HC6.1 are Type A accessible units, please clarify in the plans). Sheet T2.03 1. A mailbox detail is located above detail 25. Per IBC Section E105.4, where mailboxes are provided in an interior location, 5 percent of the total, but not less than one, of each type shall be accessible. Provide and specify the required accessible mailboxes in the submitted plans. Identify the accessible mailboxes in the submitted plans and show the required clear floor space for the operable part at each accessible mailbox. 2. On the mailbox detail located above detail 25, please add notes specifying that the accessible mailbox operable parts are to meet the requirements of ICC Section 309, including the required clear floor space. 3. For the Doors, add in the drawings dimensioned details for the thresholds. Details to provide and show compliance with ICC A117.1 Section 303. Sheet A0.1 1. Please provide the distance from the building to the lot lines and/or adjacent buildings on the same lot, so that fire separation distance, rating of exterior walls, protection of openings and projections can be determined. [2018 IBC Table 602 and Sec. 705] Sheet A2.00 1. The egress plan indicates common path of travel distance that exceeds the maximum allowable distance of 125’. It appears the intention is to display exit access travel distance because all locations indicated have a choice of 2 exits within the common path of travel maximum. Please revise. [Ref. IBC 2018 1006.2.1] 2. To meet common path of travel distance for the units on the north side of the 2nd and 3rd floors, egress through the lobby will be required. Please indicate that the lobby shall not be subject to locking or access control and ensure exit signage is provided at the lobby door. [Ref. IBC 2018 Sec. 1016.2 & 1013.1] 3. IBC Section 1013.4 specifies that a sign stating EXIT in visual characters, raised characters and braille complying with ICC A117.1 shall be provided adjacent to each door to an area of refuge, providing direct access to an exit stairway, an exterior area for assisted rescue, an exit stairway or ramp, an exit passageway and the exit discharge. Please provide details with dimensions of the required signs to provide and show compliance with ICC A117.1 Sections 703.2 through 703.4, including their locations in relation to each door. Specify in the plans the locations of the required signs. Sheet A2.10 1. Please label the room to the northwest of the parking garage. Sheet A2.11 1. Provide details in the drawings of the exterior ramps that are shown on this plan to show how they meet the accessibility requirements of ICC A117.1 for accessible routes. Details to include but not be limited to the following: a) Slopes and cross slopes in compliance with ICC A117.1 Sections 405.2 and 405.3. b) Minimum clear width in compliance with ICC A117.1 Section 405.5. c) Maximum rise of ramp runs per the requirements ICC A117.1 Section 405.5. d) Landings per the requirements of ICC A117.1 Section 405.7. e) Handrails ICC A117.1 Section 405.5. f) Edge Protection ICC A117.1 Section 405.5. Sheet A2.31 1. The code analysis indicates that the first floor is of Type I-A construction. The details on this sheet indicate a 1-hour floor assembly above the first floor. Type I-A construction requires a noncombustible 2-hour assembly (include an assembly for the balcony as well). Please revise. [Ref. IBC 2018 Sec. 601] 2. This sheet indicates wood framing in the first floor. Type I-A construction requires the building elements to be of noncombustible construction. [Ref. IBC 2018 Sec. 602.2] 3. The roof assembly of Type V-A construction requires a fire-resistance rating of 11/2 hours. Please revise. [Ref. IBC 2018 Sec. 601] Sheet A2.32 1. The code analysis indicates that the first floor is of Type I-A construction. The details on this sheet indicate a 1-hour floor assembly above the first floor. Type I-A construction requires a noncombustible 2-hour assembly. Please revise. 2. The roof construction of the boiler room is required to have a fire-resistance rating of 1 ½ hours. Please indicate and provide details to achieve compliance. [Ref. IBC 2018 Sec. 601] Sheet A2.41 1. The plan is missing wall type indicators for multiple interior and exterior walls, please revise. 2. Unit 2.5 includes wall type indicators P1, P2, W1 which are all wood frame construction. The first floor is indicated as Type I-A construction. All building elements must be of noncombustible construction. [Ref. IBC 2018 Sec. 601] 3. The wall type indicator P6 shown at the shower wall of unit 2.5 indicates a 6” concrete wall. The schedule also indicates it is a low wall. This does not appear to be the correct wall type indicator. This does occur at all similar locations in units. Please review and revise. 4. One drinking fountain is shown on the plans between Restrooms 102A and 102B. Per IBC Section 1109.5.1, no fewer than two drinking fountains shall be required. One drinking fountain shall comply with the requirements for people who use a wheelchair and one drinking fountain shall comply with the requirements. Please provide and provide details in the drawing set for both drinking fountains to show compliance with the applicable requirements of 2009 ICC A117.1 Section 602 (Including required clear floor space, knee and toe clearance). Please be aware that drinking fountains must also comply with the requirements of 2009 ICC A117.1 Section 307 protruding objects. Sheet A2.42 1. No wall type indicators are provided for the pump room, boiler room, or trash room. Please provide. 2. Please label the room adjacent to the pump room. 3. The lobby restrooms are missing wall type indicators for multiple walls. Please provide. 4. The Parking Level Lobby indicates multiple wall type indicators with wood frame construction. All building elements in Type I-A construction must be of noncombustible material. [Ref. IBC 2018 Sec. 601] Sheet A2.43 1. The floor plans indicates multiple wall type indicators with wood frame construction. All building elements in Type I-A construction must be of noncombustible material. [Ref. IBC 2018 Sec. 601] 2. The mechanical room adjacent to the elevator must be enclosed by fire barriers and shall have the same fire resistance rating as the elevator shaft. [Ref. IBC 2018 Sec. 3005.4] 3. The floor plans include keynotes 1, 2, and 3 but no description is provided. Please clarify. 4. The bike storage room is missing a door indicator. 5. The wall to the north of the lobby on the 2nd and 3rd floors with the egress door is missing a wall type indicator. Please provide. 6. The wall to the south of the bike storage room is missing a wall type indicator along with the walls surrounding the bike storage room. Sheet A2.51 thru A2.53 1. All three stairways appear to be too narrow. The floor plan indicates the handrail but does not include the middle guard. The 3’8” measurement does not include the guard which would make the width of the stair shorth of the required 44” minimum. Please clarify and revise. [Ref. IBC 2018 Sec. 1011.2] 2. IBC Section 1023.9 specifies a floor-level sign in visual characters, raised characters and braille complying with ICC A117.1 shall be located at each floor level landing adjacent to the door leading from the interior exit stairway into the corridor to identify the floor level. Please provide details with dimensions of the required signs. Details to provide and specify compliance with ICC A117.1 Sections 703.2, 703.2 and 703.4. Specify in the plans the locations of the required signs. 3. IBC Section 1013.4 specifies that a sign stating EXIT in visual characters, raised characters and braille complying with ICC A117.1 shall be provided adjacent to each door to an area of refuge, providing direct access to an exit stairway and the exit discharge. Please provide details with dimensions of the required sign. Specify in the plans the locations of the required signs. 4. Provide and show on the plans the required door maneuvering clearances at both sides of the doors at the stair enclosures per the requirements of ICC A117.1 Section 404.2.3 (Sheets A1.51 and A1.52). 5. Provide in the drawing’s details of the stairs to provide and show compliance with ICC A117.1 Sections 504.2 thru 504.5.1 for the required tread depth, riser height, nosing’s, and visual contrast. Sheet A2.53 1. There are no wall type indicators provided on this sheet. Please revise. 2. The floor plan for the 3rd floor on this sheet conflicts the floor plan on sheet A2.13, there is a wall missing on this sheet at the stair entrance that is shown on sheet A2.13. Sheet A2.54 1. The elevator wall type on the 2nd and 3rd floor is indicated as W7 which appears to be a double wall for unit separation rated 1-hour. This does not coordinate with the rest of the plan-set, and the elevator enclosure requires a 2-hour rating. Please revise. [Ref. IBC 2018 Sec. 713.4] 2. The descriptions at elevator sections 5 and 6 are cut off. Please revise. 3. Additional information is needed on the plans to demonstrate how the elevator meets the accessibility requirements of 2009 ICC A117.1. Provide details of the elevator(s) and controls to provide and show compliance with ICC A117.1 Section 407, including elevator cab dimensions, landing requirements, call controls, emergency controls, signals and signs. Sheet A2.61 1. Please indicate all doors serving corridors as being fire-rated 20 minutes and self-closing. [Ref. IBC 2018 Sec. 716.2.2.3] Sheet A5.00 1. Multiple keynote descriptions on this sheet do not correlate with what is indicated on the floor plans and there are keynotes indicated with no description. Please revise. Sheet A5.01 1. IBC Section 1013.4 specifies that a sign stating EXIT in visual characters, raised characters and braille complying with ICC A117.1 shall be provided adjacent to each door to an area of refuge, providing direct access to an exit stairway, an exterior area for assisted rescue, an exit stairway or ramp, an exit passageway and the exit discharge. Please provide details with dimensions of the required signs to provide and show compliance with ICC A117.1 Sections 703.2 through 703.4, including their locations in relation to each door. Specify in the plans the locations of the required signs. Sheet A5.11 1. Provide details in the drawings of the exterior ramps on the Ground Floor Plan to show how they meet the accessibility requirements of ICC A117.1 for accessible routes. Details to include but not be limited to the following: a) Slopes and cross slopes in compliance with ICC A117.1 Sections 405.2 and 405.3. b) Minimum clear width in compliance with ICC A117.1 Section 405.5. c) Maximum rise of ramp runs per the requirements ICC A117.1 Section 405.5. d) Landings per the requirements of ICC A117.1 Section 405.7. e) Handrails ICC A117.1 Section 405.5. f) Edge Protection ICC A117.1 Section 405.5. Sheet A5.31 1. The floor assemblies indicated on this sheet as FCX, FC1, and FC2 do not have assembly details or descriptions. Please clarify. 2. The 1-hour ceiling assembly indicated on this sheet refers to sheet D1.10. This sheet is not included in the plan set. Please provide. 3. Sheet D1.10 referenced on this sheet for detail 2 is not included in the plan set. Please provide. 4. Sheet D1.6 referenced on this sheet for details 13 and 14 are not included in the plan set. Please provide 5. Sheet D1.4 referenced on this sheet for details 12 is not included in the plan set. Please provide Sheet A5.32 1. Sheets D8, D9, D1.8, D1.5, and D1.2 referenced on this sheet are not provided in the plan set. Please provide. Sheet A5.41 1. Mailboxes are shown on the floor plan and elevation number 1. Per IBC Section E105.4, where mailboxes are provided in an interior location, 5 percent of the total, but not less than one, of each type shall be accessible. Provide and specify the required accessible mailboxes in the submitted plans. Identify the accessible mailboxes in the submitted plans and show the required clear floor space for the operable part at each accessible mailbox. 2. For the mailboxes, please add notes specifying that the accessible mailbox operable parts are to meet the requirements of ICC Section 309, including the required clear floor space. Sheet A5.43 1. Please provide a door type indicator on the floor plan of the boiler room. Sheet A5.71 1. Provide in the drawing’s details of the stairs to provide and show compliance with ICC A117.1 Sections 504.2 thru 504.5.1 for the required tread depth, riser height, nosing’s, and visual contrast. Sheet A6.01 1. IBC Section 1013.4 specifies that a sign stating EXIT in visual characters, raised characters and braille complying with ICC A117.1 shall be provided adjacent to each door to an area of refuge, providing direct access to an exit stairway, an exterior area for assisted rescue, an exit stairway or ramp, an exit passageway and the exit discharge. Please provide details with dimensions of the required signs to provide and show compliance with ICC A117.1 Sections 703.2 through 703.4, including their locations in relation to each door. Specify in the plans the locations of the required signs. Sheet A6.11 1. Provide details in the drawings of the exterior ramps that are shown on this plan to show how they meet the accessibility requirements of ICC A117.1 for accessible routes. Details to include but not be limited to the following: a) Slopes and cross slopes in compliance with ICC A117.1 Sections 405.2 and 405.3. b) Minimum clear width in compliance with ICC A117.1 Section 405.5. c) Maximum rise of ramp runs per the requirements ICC A117.1 Section 405.5. d) Landings per the requirements of ICC A117.1 Section 405.7. e) Handrails ICC A117.1 Section 405.5. f) Edge Protection ICC A117.1 Section 405.5. Sheet A6.41 1. Mailboxes are shown on the Mail Room plans and in Interior Elevation number 5. Per IBC Section E105.4, where mailboxes are provided in an interior location, 5 percent of the total, but not less than one, of each type shall be accessible. Provide and specify the required accessible mailboxes in the submitted plans. Identify the accessible mailboxes in the submitted plans and show the required clear floor space for the operable part at each accessible mailbox. 2. Please add notes to the plans specifying that the accessible mailbox operable parts are to meet the requirements of ICC Section 309, including the required clear floor space. 3. Lockers are shown on the plans and in Interior Elevation number 4. IBC Section 1109.9 specifies that where fixed built in lockers are provided, at least 5 percent, but not less than one of each type shall be accessible. Provide and specify the required accessible lockers in the submitted plans. Identify the accessible lockers in the submitted plans and show the required clear floor space for the operable part at each accessible locker. 4. Please add notes to the plans specifying that the accessible locker operable parts are to meet the requirements of ICC Section 309, including the required clear floor space. Sheet HC2.4 Note: these comments are based on this unit on this sheet being a Type A accessible unit per ICC A117.1 Section 1003. If this unit is a different type of accessible unit, then the applicable accessibility requirements for that type of unit will need to provide and demonstrate compliance with the type is being designed to. 1. Provide and show on the plan the maneuvering clearances at both sides of the user passage doors per the requirements of ICC Sections 1003.5 and 404.2.3. 2. Provide and specify on the plans that the operable parts for the windows providing ventilation and required emergency escape and rescue openings shall comply with the specifications of ICC A117.1 Section 1003.13. 3. Provide in the plans a section detail of the kitchen sink to show how it meets the requirements of ICC A117.1 Section 1003.12.4, including the height, width, faucets, clear floor space, and required toe and knee clearance. 4. Provide and specify in the plans a work surface at one of the kitchen counters per the requirements of ICC Section 1003.12.3. Include in the plans a section detail of the work surface to show how it meets the requirements of ICC A117.1 Section 1003.12.3, including the height, width, clear floor space, and required toe and knee clearance. 5. Specify on the plans which toilet and bathing facility is the one providing compliance with ICC Section A117.1 for a Type A accessible unit. The toilet and bathing facility to provide and demonstrate compliance with all of the applicable requirements of Section 1003.11. Requirements to include but not be limited to required grab bar backing, clear floor spaces for water closet, lavatory, and shower/tub, shower/tub dimensions, details of the lavatory to show how the required toe/knee clearances and top of lavatory/counter are being provided. If details are provided elsewhere in the drawings, identify the specific details on this sheet. 6. For Type A accessible units, ICC A117.1 Section 1003.3.2 specifies that all rooms served by an accessible route shall provide a turning space complying with Section 304 (See Section 1003.3.1 for required accessible routes). Please provide and show on the plans. 7. Per ICC A117.1 Section 1003.10, washing machines and clothes dryers shall comply with Section 611. Please provide and specify on the plans the clear floor space at the washer and dryer required by Section 611.2. Specify on the plan that the operable parts and height of the laundry shall comply with ICC A117.1 Sections 611.3 and 611.4. 8. The plan on this sheet does not match Unit HC2.4 on the floor plans (appears to be mirrored). Please revise so the plan on this sheet matches the building floor plans. Sheet HC5.1 Note: these comments are based on this unit on this sheet being a Type A accessible unit per ICC A117.1 Section 1003. If this unit is a different type of accessible unit, then the applicable accessibility requirements for that type of unit will need to provide and demonstrate compliance with the type is being designed to. 1. Provide and specify on the plans that the operable parts for the windows providing ventilation and required emergency escape and rescue openings shall comply with the specifications of ICC A117.1 Section 1003.13. 2. Provide in the plans a section detail of the kitchen sink to show how it meets the requirements of ICC A117.1 Section 1003.12.4, including the height, width, faucets, clear floor space, and required toe and knee clearance. 3. Provide and specify in the plans a work surface at one of the kitchen counters per the requirements of ICC Section 1003.12.3. Include in the plans a section detail of the work surface to show how it meets the requirements of ICC A117.1 Section 1003.12.3, including the height, width, clear floor space, and required toe and knee clearance. 4. Provide in the drawing details for the toilet and bathing facility to provide and demonstrate compliance with all of the applicable requirements of Section 1003.11. Requirements to include but not be limited to required grab bar backing, clear floor spaces for water closet, lavatory, and shower/tub, shower/tub dimensions, details of the lavatory to show how the required toe/knee clearances and top of lavatory/counter are being provided. If details are provided elsewhere in the drawings, identify the specific details on this sheet. Sheet HC5.5 Note: these comments are based on this unit on this sheet being a Type A accessible unit per ICC A117.1 Section 1003. If this unit is a different type of accessible unit, then the applicable accessibility requirements for that type of unit will need to provide and demonstrate compliance with the type is being designed to. 1. Provide and specify on the plans that the operable parts for the windows providing ventilation and required emergency escape and rescue openings shall comply with the specifications of ICC A117.1 Section 1003.13. 2. Provide in the plans a section detail of the kitchen sink to show how it meets the requirements of ICC A117.1 Section 1003.12.4, including the height, width, faucets, clear floor space, and required toe and knee clearance. 3. Provide and specify in the plans a work surface at one of the kitchen counters per the requirements of ICC Section 1003.12.3. Include in the plans a section detail of the work surface to show how it meets the requirements of ICC A117.1 Section 1003.12.3, including the height, width, clear floor space, and required toe and knee clearance. 4. Provide in the drawing details for the toilet and bathing facility to provide and demonstrate compliance with all of the applicable requirements of Section 1003.11. Requirements to include but not be limited to required grab bar backing, clear floor spaces for water closet, lavatory, and shower/tub, shower/tub dimensions, details of the lavatory to show how the required toe/knee clearances and top of lavatory/counter are being provided. If details are provided elsewhere in the drawings, identify the specific details on this sheet. Sheet HC5.10 thru U5.21 1. There are multiple locations on the floor plans that indicate wall type W1 which is an exterior wall assembly. Please revise. Sheet HC6.1 Note: these comments are based on this unit on this sheet being a Type A accessible unit per ICC A117.1 Section 1003. If this unit is a different type of accessible unit, then the applicable accessibility requirements for that type of unit will need to provide and demonstrate compliance with the type is being designed to. 1. Provide and specify on the plans that the operable parts for the windows providing ventilation and required emergency escape and rescue openings shall comply with the specifications of ICC A117.1 Section 1003.13. 2. Provide in the plans a section detail of the kitchen sink to show how it meets the requirements of ICC A117.1 Section 1003.12.4, including the height, width, faucets, clear floor space, and required toe and knee clearance. 3. Provide and specify in the plans a work surface at one of the kitchen counters per the requirements of ICC Section 1003.12.3. Include in the plans a section detail of the work surface to show how it meets the requirements of ICC A117.1 Section 1003.12.3, including the height, width, clear floor space, and required toe and knee clearance. 4. Provide in the drawing details for the toilet and bathing facility to provide and demonstrate compliance with all of the applicable requirements of Section 1003.11. Requirements to include but not be limited to required grab bar backing, clear floor spaces for water closet, lavatory, and shower/tub, shower/tub dimensions, details of the lavatory to show how the required toe/knee clearances and top of lavatory/counter are being provided. If details are provided elsewhere in the drawings, identify the specific details on this sheet. Sheet U2.1 thru U2.7 Note: these comments are based on the units on these sheets being Type B accessible units per ICC A117.1 Section 1004. If these units are a different type of accessible unit, then the applicable accessibility requirements for that type of unit will need to provide and demonstrate compliance with the type is being designed to. 1. Provide and show on the plan the maneuvering clearances at the primary entrance door per the requirements of 2009 ICC A117.1 Sections 1004.5.1 and 404.2.3. 2. Provide and show on the plans the clear floor space at the kitchen sink required by ICC A117.1 Section 1004.12.2.1. If a forward approach is being specified, provide in the plans a section detail of the kitchen sink to show how it meets the requirements of ICC A117.1 Section 1003.12.4.1, including the height, width, faucets, clear floor space, and required toe and knee clearance. 3. For Type B accessible units, per ICC A117.1 Section 1004.11.3, either all toilet and bathing areas shall comply with Section 1004.11.4.1 (Option A), or one toilet and bathing room shall comply with Section 1004.11.4.2(Option B). Please specify on the drawings what option each Type B accessible unit is designed to comply with, and provide the following: a) Provide and specify on the plans grab bar and shower seat reinforcement for the water closets, bathtubs, and shower compartments per the requirements of ICC A117.1 Section 1104.11.1. Include dimensions and heights of the required reinforcement. b) Provide and show on the plans the required clear floor spaces/clearances at the water closet, lavatory, bathtub and shower compartments as provided. c) Provide dimensions of the provided bathtubs or shower compartments to show how they comply with the applicable requirements for the option being designed to. d) If any details applicable to this sheet are provided elsewhere in the drawings, identify the specific details on this sheet. 4. Provide a section of the Bath lavatory to show and provide compliance with ICC A117.1 Sections 1004.11.3.1.1 and/or 1004.11.4.2.1 (See comment number 3 above), including the height, width, faucets, clear floor space, and required toe and knee clearance as applicable. Note that per Section 1004.11.3.1.1, if a clear floor space is positioned for a parallel approach, the clear floor space shall be centered on the lavatory. 5. At the Laundry equipment, please provide and specify on the plans the clear floor space required by ICC A117.1 Section 1004.10.1 Sheet U5.2 thru U5.4 and U5.6 thru U5.9 Note: these comments are based on the units on these sheets being Type B accessible units per ICC A117.1 Section 1004. If these units are a different type of accessible unit, then the applicable accessibility requirements for that type of unit will need to provide and demonstrate compliance with the type is being designed to. 1. Provide and show on the plan the maneuvering clearances at the primary entrance door per the requirements of 2009 ICC A117.1 Sections 1004.5.1 and 404.2.3. 2. Provide and show on the plans the clear floor space at the kitchen sink required by ICC A117.1 Section 1004.12.2.1. If a forward approach is being specified, provide in the plans a section detail of the kitchen sink to show how it meets the requirements of ICC A117.1 Section 1003.12.4.1, including the height, width, faucets, clear floor space, and required toe and knee clearance. 3. For Type B accessible units, per ICC A117.1 Section 1004.11.3, either all toilet and bathing areas shall comply with Section 1004.11.4.1 (Option A), or one toilet and bathing room shall comply with Section 1004.11.4.2(Option B). Please specify on the drawings what option each Type B accessible unit is designed to comply with, and provide the following: a) Provide and specify on the plans grab bar and shower seat reinforcement for the water closets, bathtubs, and shower compartments per the requirements of ICC A117.1 Section 1104.11.1. Include dimensions and heights of the required reinforcement. b) Provide and show on the plans the required clear floor spaces/clearances at the water closet, lavatory, bathtub and shower compartments as provided. c) Provide dimensions of the provided bathtubs or shower compartments to show how they comply with the applicable requirements for the option being designed to. d) If any details applicable to this sheet are provided elsewhere in the drawings, identify the specific details on this sheet. 4. Provide a section of the Bath lavatory to show and provide compliance with ICC A117.1 Sections 1004.11.3.1.1 and/or 1004.11.4.2.1 (See comment number 3 above), including the height, width, faucets, clear floor space, and required toe and knee clearance as applicable. Note that per Section 1004.11.3.1.1, if a clear floor space is positioned for a parallel approach, the clear floor space shall be centered on the lavatory. 5. At the Laundry equipment, please provide and specify on the plans the clear floor space required by ICC A117.1 Section 1004.10.1 Sheet U6.2 thru U6.8 Note: these comments are based on the units on these sheets being Type B accessible units per ICC A117.1 Section 1004. If these units are a different type of accessible unit, then the applicable accessibility requirements for that type of unit will need to provide and demonstrate compliance with the type is being designed to. 1. Provide and show on the plan the maneuvering clearances at the primary entrance door per the requirements of 2009 ICC A117.1 Sections 1004.5.1 and 404.2.3. 2. Provide and show on the plans the clear floor space at the kitchen sink required by ICC A117.1 Section 1004.12.2.1. If a forward approach is being specified, provide in the plans a section detail of the kitchen sink to show how it meets the requirements of ICC A117.1 Section 1003.12.4.1, including the height, width, faucets, clear floor space, and required toe and knee clearance. 3. For Type B accessible units, per ICC A117.1 Section 1004.11.3, either all toilet and bathing areas shall comply with Section 1004.11.4.1 (Option A), or one toilet and bathing room shall comply with Section 1004.11.4.2(Option B). Please specify on the drawings what option each Type B accessible unit is designed to comply with, and provide the following: a) Provide and specify on the plans grab bar and shower seat reinforcement for the water closets, bathtubs, and shower compartments per the requirements of ICC A117.1 Section 1104.11.1. Include dimensions and heights of the required reinforcement. b) Provide and show on the plans the required clear floor spaces/clearances at the water closet, lavatory, bathtub and shower compartments as provided. c) Provide dimensions of the provided bathtubs or shower compartments to show how they comply with the applicable requirements for the option being designed to. d) If any details applicable to this sheet are provided elsewhere in the drawings, identify the specific details on this sheet. 4. Provide a section of the Bath lavatory to show and provide compliance with ICC A117.1 Sections 1004.11.3.1.1 and/or 1004.11.4.2.1 (See comment number 3 above), including the height, width, faucets, clear floor space, and required toe and knee clearance as applicable. Note that per Section 1004.11.3.1.1, if a clear floor space is positioned for a parallel approach, the clear floor space shall be centered on the lavatory. 5. At the Laundry equipment, please provide and specify on the plans the clear floor space required by ICC A117.1 Section 1004.10.1. Sheet U6.9 1. The egress plan and floor plan for Unit 9 are conflicting. The egress plan indicates a 2-hour wall adjacent to the staircase and the floor plan indicates a 1-hour wall assembly. Please revise. Sheet D2.01 1. Wall Type W9 is missing from the wall schedule. Please provide. Sheet D2.01 1. There are multiple wall assemblies on this sheet that indicate a fire rating with no listed assembly. If prescriptive fire-resistance is to be used for these assemblies, please provide the table and item number that specifies the desired design. [Ref. IBC 2018 Sec. 721] Sheet D2.05 1. Please provide a listed 3-hour rated through penetration firestop assembly for the duct and pipe penetrations at the podium horizontal assembly. [Ref. IBC 2018 Sec. 714.4.1.2] Sheet D2.06 1. The floor assembly detail provided does not indicate the number of the listed assembly being utilized or the table and item number for a prescriptive assembly outlined in the 2018 IBC. Please revise this detail to include the rating of the floor assembly and the U.L. listed assembly number being used (if a prescriptive assembly is being utilized provide the table and item number of the assembly in Section 721.1). Sheet D2.10 1. The construction documents do not clearly indicate compliance with the parapet requirements of Section 705.11.1 of the 2018 International Building Code. Please provide a detailed parapet section detail clarifying the following: a. Parapet height above the roof surface and its relationship to the required fire-resistance rating of the exterior wall. b. Continuity of the parapet along required fire separation distances. c. Fire-resistance rating of the parapet, including materials and assembly. d. Continuity of fire-resistance protection at roof-to-wall intersections. Sheet D5.1 1. The wall section for the boiler room indicates an exterior wall assembly on sheet D1.5. This sheet is not included in the plan-set. Please provide. Sheet 8 (Civil Plan) 1. Please include the rim height of the upstream manhole in the private and public sewer lines. [2018 IBC Sec. 714] STRUCTURAL COMMENTS General 1. A geotechnical report has been provided: Job No. 29-223529-0 by Western Technologies dated March 19, 2024. However, this is not the report referenced by the structural engineer on Sheet S1.00-2 or the cover sheet of the structural calculations. The report reference by the structural engineer is Project No. 22-116 by Pattison Engineering, LLC. dated 10/7/2022. If a new geotechnical study and report has been provided for the site, please provide a copy of this report to the engineer of record and revise the information provided on Sheet S1.00-2 and the cover sheet of the structural calculations to coordinate. 2. For Building 2, there are calculations for the basement retaining walls which include footings, however Sheets S2.00 and S2.10A-2 show numerous footings throughout the basement for columns, stairs, and walls, and we could not find any “calculations” performed for these foundation designs. Please provide a complete set of structural calculations. MECHANICAL COMMENTS General 1. Please add the fire dampers and combination fire/smoke dampers to the mechanical schedule. Essentially, the fire damper rating and actuation must be in compliance with IMC Section 607.3 and subsequent sections of 607.3. Please provide information on the plans which demonstrate compliance with the code and ensures the proper fire dampers (i.e., 1.5 hour rated damper, etc.) are installed at the correct locations. 2. The mechanical plans indicate “Not For Construction”. Please provide final mechanical plans for construction. 3. Multiple locations on the plans indicate exhaust and dryer ducts penetrating rated floor and roof assemblies. In accordance with Section 717.6 of the 2018 IBC, ducts penetrating fire-resistance–rated floor or roof assemblies are required to be enclosed within a rated shaft unless an exception applies. Please revise the plans to indicate shaft construction and rating or clearly identify the applicable code exception and provide supporting details. 4. Please clarify how the refrigerant piping from the condensing units on the roof will be routed to each of the indoor units (i.e., refrigerant piping enclosure, IMC 1107.3.). Demonstrate on the plans how the refrigerant piping will be installed through the fire-resistant-rated assemblies. Please address IMC Section 1107.2, 1107.2.1 and 1107.2.2, 1107.4 and IMC Section 302.2. Review and provide details on the plans as applicable. 5. Please provide listed membrane penetration assemblies for dryer boxes. [Ref. IBC 2018 Sec. 714.4.2] Sheet M2.10 1. The supply fan SF B-1 is not included on the mechanical schedules. Please provide. Sheet M2.14 1. The garage exhaust fan GEF 1 is not included on the mechanical schedules. Please provide. 2. Duct penetrations of the 2-hour rated elevator shaft fire barrier are required to be protected with approved fire and smoke dampers in accordance with Sections 717.5.2 and 717.5.3 of the 2018 IBC. Please revise the plans to indicate the required dampers at all shaft penetrations, including damper type and rating, and provide supporting details demonstrating compliance. 3. The plans do not indicate the locations of condensing units CU 1-1 and CU 1-2 that serve FC 1-1 and FC 1-2. PLUMBING COMMENTS General 1. Please provide and demonstrate compliance for the following: a) Provide a hanger/support schedule IPC 106.3.1 b) Protection against contact. IPC 305.1 c) Pipes through foundation walls. IPC 305.3. d) Stress and strain. IPC 305.2 e) Waterproofing of openings. IPC 305.5 f) Protection against physical damage. IPC 305.6 g) Penetration protection for fire resistance-rated assemblies. IPC 307.3 h) Support intervals. IPC 308.5 and 308.9. i) Sway bracing. IPC 308.6. j) Anchorage. 308.7. k) Sealing annular spaces. IPC 315.1. 2. Please provide isometric drawings for the drain, waste, vent piping, supply piping, gas piping, and roof drain piping. [Ref. IPC 2018 Sec. 106.3.1] 3. Cleanouts are not clearly or consistently shown. Provide cleanouts at the base of stacks, at changes in direction exceeding 45 degrees, and at required intervals per IPC Section 708. Sheet 2.10 1. Plumbing systems shall not be located in elevator equipment rooms. The fire line is located in the machine room. Please revise. [Ref. IBC 2018 Sec. 3005.6] Sheet P2.20 1. Plumbing systems shall not be located in elevator equipment rooms. The sewer is running through the machine room. Please revise. [Ref. IBC 2018 Sec. 3005.6] Sheet P2.24 1. The plans do not appear to indicate the locations of cleanouts in the roof drainage system. Please revise. [Ref. IPC 2018 Sec. 1101.8] ELECTRICAL COMMENTS General 1. Provide exit signs and egress lighting at all exits and along all egress paths that comply with the IBC. Sheet E2.10 1. The elevator machine room needs GFCI protection as required by 2017 NEC Art. 620.85. 2. The communication board and emergency inverter may not be located in the elevator machine room required by 2017 NEC Art. 620.51 & 2017 NEC Art. 620.53. 3. The room where the elevator disconnect and the elevator cab light disconnect are shown does not comply with 2017 NEC Art. 620.51(C) or 2017 NEC Art. 620.53. This room shall be accessible only to qualified elevator people. Please clarify. 4. The elevator machine room as shown, where the elevator disconnects are located, does not comply with 2017 NEC Art. 620.23. The light and the receptacle shall be on a dedicated circuit. Please clarify. Sheet E2.30 1. Provide a GFCI 125 volt 20 amp receptacle in the top of the elevator shaft as required by 2017 NEC Art. 620.23. Sheet E2.50 1. Clearly identify all circuits that supply power to the exit/egress lighting unit equipment at the local distribution panel as required by 2017 NEC Art. 700.12(F). Sheet E2.60, E2.61, E5.40 thru E5.43 1. All laundry receptacles shall be GFCI protected as required by 2017 NEC Art. 210.8(A)(10). Sheet E2.61 and E5.43 1. The meter bank schedule states the meter banks are 65k/10k series rated but the apartment panels state they are 22k AIC rated. Clarify if this is a listed 65k/10k/22k series rated system. Provide compliance with 2017 NEC Art. 240.86. 2. Provide compliance with 2017 NEC Art. 250.58 for all grounding electrodes. Should you have any questions regarding the plan review comments, please contact the plan reviewer listed for the appropriate discipline. Architectural, Mechanical, & Plumbing reviewed by: Trevor Bies, Senior Plan Reviewer 602-338-9922 trevor.bies@stantec.com Accessibility reviewed by: Todd Morgan Plan Reviewer 407-845-9557 todd.morgan@stantec.com Structural Reviewed by: Joel Svoboda, RA Senior Associate 520-545-7415 joel.svoboda@stantec.com Electrical reviewed by: Russ Cox Senior Electrical Plan Reviewer 480-687-6049 russel.cox@stantec.com |
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| 03/19/2026 | Commercial Electrical Standard | REQUIRES RESUBMIT | January 27, 2026 1st Review Dean Alan Architects Attn: Aaron Knepper 5151 E. Broadway Blvd., Suite 1050 Tucson, Arizona 85711 Re: ALL SAINTS APARTMENTS – SITE 3 NEW AND REMODELED BUILDINGS City of Tucson Permit Number: TC-COM-1225-02345 Stantec Project Number: 185215066 Stantec File Number: TUC-25-119 Plan review for the above referenced project has been completed. This letter reflects comments to be addressed. PLEASE send all response 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-A 26,778 208 Yes Yes R-2 I-A 7,753 215 Yes Yes S-2 I-A 17,470 96 Yes Yes Separate Permits: Automatic fire sprinklers, fire alarm, swimming pool and spa, and site retaining wall. Deferred Submittals: Pre-engineered wood trusses, steel stairs, elevators, carports, rammed aggregate piers, and shoring. Special Inspections: Earthwork (including aggregate piers), concrete, epoxy and expansion anchors, structural steel, high-strength bolts, and field welding. ARCHITECTURAL COMMENTS General 1. Please indicate that the fire alarm system [2018 IBC Sec. 907], swimming pool & spa, and site retaining walls are to be provided as part of this project and is to be submitted as a separate permit (not a deferred submittal). 2. Please remove the automatic fire sprinkler system, swimming pool & spa, and site retaining walls from the deferred submittal list as these are to be submitted as a separate permit. 3. The plans indicate that elevator shop drawings and rammed aggregate piers (geopiers) 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 the cover of the drawings that special inspection is required for earthwork (including aggregate piers), concrete, epoxy and expansion anchors, structural steel, high-strength bolts, and field welding. 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. 5. Please provide plumbing fixture calculations to determine compliance with minimum fixture requirements. [Ref. IBC 2018 Sec. 2902] 6. Please provide an energy conservation compliance certificate for the thermal envelope. [Ref. IECC 2018 Sec. C402] 7. Please revise the construction documents to clearly identify and coordinate all required shafts for plumbing and duct penetrations, including shaft locations, fire-resistance ratings, and continuity, and coordinate with the plumbing and mechanical riser diagrams. Shaft construction and penetration protection shall comply with the 2018 IBC and IPC, including IBC Sections 713 and 717, and IPC Section 312.10, as applicable. 8. For building 2, please provide wall type indicators and details for all primary structural frame elements indicating methods and listed rated assemblies to achieve the required 3-hour fire resistance. If prescriptive fire resistance is being used, please be sure to include table and item number used for compliance. [Ref. IBC 2018 Sec. 601] 9. The plan-set for building 2 does not appear to provide specific floor plans for the units on the first floor that cannot have combustible construction due to the Type I-A classification. Please provide floor plans to indicate compliance with this. [Ref. IBC 2018 Sec. 601] 10. Building 2 indicates a trash chute but no details have been provided on construction and it appears the access openings for the chute are located in corridors. Waste chutes shall be enclosed in a shaft in accordance with section 713.4 and openings into the chute shall not be located in corridors. Access openings for waste chutes shall be located in rooms or compartments enclosed by 1-hour fire barriers. Please revise. [Ref. IBC 2018 Sec. 713.13.1] Sheet T2.02 1. The code analysis for building 2 does not include the parking garage. Please revise. [Ref. IBC 2018 Sec. 311.3] 2. Please clarify the maximum allowable area and proposed area for each occupancy proposed and type of construction proposed for each floor. The code analysis only indicates the area for the “Apartment building” which does not correlate to the building footprint. The building area for each floor must include all areas within the horizontal projection of the roof or floor above. Please revise. [Ref. IBC 2018 Sec. 202, 506, & 510.2] 3. Please clearly identify the location and extent of the required 3-hour horizontal assembly and vertical offsets for the proposed podium construction. [Ref. IBC 2018 Sec 510.2] 4. Please clarify if the previous occupancy of buildings 5 and 6 was R-2. 5. Please indicate if buildings 5 and 6 have existing fire sprinklers and if so, indicate on the cover that a separate permit will be submitted for the modifications of the existing sprinkler system. 6. In the Accessible Units Table, building 2 specifies 2 Type A Units. The Plans and the Building 2 information appear to only have 1 Type A unit (Assuming that unit HC2.2 is Type A accessible). Coordinate and revise. 7. Please clearly identify in the plans which units are Type A accessible and which units are Type B accessible (If units HC2.2, HC5.1, HC5.5, and HC6.1 are Type A accessible units, please clarify in the plans). Sheet T2.03 1. A mailbox detail is located above detail 25. Per IBC Section E105.4, where mailboxes are provided in an interior location, 5 percent of the total, but not less than one, of each type shall be accessible. Provide and specify the required accessible mailboxes in the submitted plans. Identify the accessible mailboxes in the submitted plans and show the required clear floor space for the operable part at each accessible mailbox. 2. On the mailbox detail located above detail 25, please add notes specifying that the accessible mailbox operable parts are to meet the requirements of ICC Section 309, including the required clear floor space. 3. For the Doors, add in the drawings dimensioned details for the thresholds. Details to provide and show compliance with ICC A117.1 Section 303. Sheet A0.1 1. Please provide the distance from the building to the lot lines and/or adjacent buildings on the same lot, so that fire separation distance, rating of exterior walls, protection of openings and projections can be determined. [2018 IBC Table 602 and Sec. 705] Sheet A2.00 1. The egress plan indicates common path of travel distance that exceeds the maximum allowable distance of 125’. It appears the intention is to display exit access travel distance because all locations indicated have a choice of 2 exits within the common path of travel maximum. Please revise. [Ref. IBC 2018 1006.2.1] 2. To meet common path of travel distance for the units on the north side of the 2nd and 3rd floors, egress through the lobby will be required. Please indicate that the lobby shall not be subject to locking or access control and ensure exit signage is provided at the lobby door. [Ref. IBC 2018 Sec. 1016.2 & 1013.1] 3. IBC Section 1013.4 specifies that a sign stating EXIT in visual characters, raised characters and braille complying with ICC A117.1 shall be provided adjacent to each door to an area of refuge, providing direct access to an exit stairway, an exterior area for assisted rescue, an exit stairway or ramp, an exit passageway and the exit discharge. Please provide details with dimensions of the required signs to provide and show compliance with ICC A117.1 Sections 703.2 through 703.4, including their locations in relation to each door. Specify in the plans the locations of the required signs. Sheet A2.10 1. Please label the room to the northwest of the parking garage. Sheet A2.11 1. Provide details in the drawings of the exterior ramps that are shown on this plan to show how they meet the accessibility requirements of ICC A117.1 for accessible routes. Details to include but not be limited to the following: a) Slopes and cross slopes in compliance with ICC A117.1 Sections 405.2 and 405.3. b) Minimum clear width in compliance with ICC A117.1 Section 405.5. c) Maximum rise of ramp runs per the requirements ICC A117.1 Section 405.5. d) Landings per the requirements of ICC A117.1 Section 405.7. e) Handrails ICC A117.1 Section 405.5. f) Edge Protection ICC A117.1 Section 405.5. Sheet A2.31 1. The code analysis indicates that the first floor is of Type I-A construction. The details on this sheet indicate a 1-hour floor assembly above the first floor. Type I-A construction requires a noncombustible 2-hour assembly (include an assembly for the balcony as well). Please revise. [Ref. IBC 2018 Sec. 601] 2. This sheet indicates wood framing in the first floor. Type I-A construction requires the building elements to be of noncombustible construction. [Ref. IBC 2018 Sec. 602.2] 3. The roof assembly of Type V-A construction requires a fire-resistance rating of 11/2 hours. Please revise. [Ref. IBC 2018 Sec. 601] Sheet A2.32 1. The code analysis indicates that the first floor is of Type I-A construction. The details on this sheet indicate a 1-hour floor assembly above the first floor. Type I-A construction requires a noncombustible 2-hour assembly. Please revise. 2. The roof construction of the boiler room is required to have a fire-resistance rating of 1 ½ hours. Please indicate and provide details to achieve compliance. [Ref. IBC 2018 Sec. 601] Sheet A2.41 1. The plan is missing wall type indicators for multiple interior and exterior walls, please revise. 2. Unit 2.5 includes wall type indicators P1, P2, W1 which are all wood frame construction. The first floor is indicated as Type I-A construction. All building elements must be of noncombustible construction. [Ref. IBC 2018 Sec. 601] 3. The wall type indicator P6 shown at the shower wall of unit 2.5 indicates a 6” concrete wall. The schedule also indicates it is a low wall. This does not appear to be the correct wall type indicator. This does occur at all similar locations in units. Please review and revise. 4. One drinking fountain is shown on the plans between Restrooms 102A and 102B. Per IBC Section 1109.5.1, no fewer than two drinking fountains shall be required. One drinking fountain shall comply with the requirements for people who use a wheelchair and one drinking fountain shall comply with the requirements. Please provide and provide details in the drawing set for both drinking fountains to show compliance with the applicable requirements of 2009 ICC A117.1 Section 602 (Including required clear floor space, knee and toe clearance). Please be aware that drinking fountains must also comply with the requirements of 2009 ICC A117.1 Section 307 protruding objects. Sheet A2.42 1. No wall type indicators are provided for the pump room, boiler room, or trash room. Please provide. 2. Please label the room adjacent to the pump room. 3. The lobby restrooms are missing wall type indicators for multiple walls. Please provide. 4. The Parking Level Lobby indicates multiple wall type indicators with wood frame construction. All building elements in Type I-A construction must be of noncombustible material. [Ref. IBC 2018 Sec. 601] Sheet A2.43 1. The floor plans indicates multiple wall type indicators with wood frame construction. All building elements in Type I-A construction must be of noncombustible material. [Ref. IBC 2018 Sec. 601] 2. The mechanical room adjacent to the elevator must be enclosed by fire barriers and shall have the same fire resistance rating as the elevator shaft. [Ref. IBC 2018 Sec. 3005.4] 3. The floor plans include keynotes 1, 2, and 3 but no description is provided. Please clarify. 4. The bike storage room is missing a door indicator. 5. The wall to the north of the lobby on the 2nd and 3rd floors with the egress door is missing a wall type indicator. Please provide. 6. The wall to the south of the bike storage room is missing a wall type indicator along with the walls surrounding the bike storage room. Sheet A2.51 thru A2.53 1. All three stairways appear to be too narrow. The floor plan indicates the handrail but does not include the middle guard. The 3’8” measurement does not include the guard which would make the width of the stair shorth of the required 44” minimum. Please clarify and revise. [Ref. IBC 2018 Sec. 1011.2] 2. IBC Section 1023.9 specifies a floor-level sign in visual characters, raised characters and braille complying with ICC A117.1 shall be located at each floor level landing adjacent to the door leading from the interior exit stairway into the corridor to identify the floor level. Please provide details with dimensions of the required signs. Details to provide and specify compliance with ICC A117.1 Sections 703.2, 703.2 and 703.4. Specify in the plans the locations of the required signs. 3. IBC Section 1013.4 specifies that a sign stating EXIT in visual characters, raised characters and braille complying with ICC A117.1 shall be provided adjacent to each door to an area of refuge, providing direct access to an exit stairway and the exit discharge. Please provide details with dimensions of the required sign. Specify in the plans the locations of the required signs. 4. Provide and show on the plans the required door maneuvering clearances at both sides of the doors at the stair enclosures per the requirements of ICC A117.1 Section 404.2.3 (Sheets A1.51 and A1.52). 5. Provide in the drawing’s details of the stairs to provide and show compliance with ICC A117.1 Sections 504.2 thru 504.5.1 for the required tread depth, riser height, nosing’s, and visual contrast. Sheet A2.53 1. There are no wall type indicators provided on this sheet. Please revise. 2. The floor plan for the 3rd floor on this sheet conflicts the floor plan on sheet A2.13, there is a wall missing on this sheet at the stair entrance that is shown on sheet A2.13. Sheet A2.54 1. The elevator wall type on the 2nd and 3rd floor is indicated as W7 which appears to be a double wall for unit separation rated 1-hour. This does not coordinate with the rest of the plan-set, and the elevator enclosure requires a 2-hour rating. Please revise. [Ref. IBC 2018 Sec. 713.4] 2. The descriptions at elevator sections 5 and 6 are cut off. Please revise. 3. Additional information is needed on the plans to demonstrate how the elevator meets the accessibility requirements of 2009 ICC A117.1. Provide details of the elevator(s) and controls to provide and show compliance with ICC A117.1 Section 407, including elevator cab dimensions, landing requirements, call controls, emergency controls, signals and signs. Sheet A2.61 1. Please indicate all doors serving corridors as being fire-rated 20 minutes and self-closing. [Ref. IBC 2018 Sec. 716.2.2.3] Sheet A5.00 1. Multiple keynote descriptions on this sheet do not correlate with what is indicated on the floor plans and there are keynotes indicated with no description. Please revise. Sheet A5.01 1. IBC Section 1013.4 specifies that a sign stating EXIT in visual characters, raised characters and braille complying with ICC A117.1 shall be provided adjacent to each door to an area of refuge, providing direct access to an exit stairway, an exterior area for assisted rescue, an exit stairway or ramp, an exit passageway and the exit discharge. Please provide details with dimensions of the required signs to provide and show compliance with ICC A117.1 Sections 703.2 through 703.4, including their locations in relation to each door. Specify in the plans the locations of the required signs. Sheet A5.11 1. Provide details in the drawings of the exterior ramps on the Ground Floor Plan to show how they meet the accessibility requirements of ICC A117.1 for accessible routes. Details to include but not be limited to the following: a) Slopes and cross slopes in compliance with ICC A117.1 Sections 405.2 and 405.3. b) Minimum clear width in compliance with ICC A117.1 Section 405.5. c) Maximum rise of ramp runs per the requirements ICC A117.1 Section 405.5. d) Landings per the requirements of ICC A117.1 Section 405.7. e) Handrails ICC A117.1 Section 405.5. f) Edge Protection ICC A117.1 Section 405.5. Sheet A5.31 1. The floor assemblies indicated on this sheet as FCX, FC1, and FC2 do not have assembly details or descriptions. Please clarify. 2. The 1-hour ceiling assembly indicated on this sheet refers to sheet D1.10. This sheet is not included in the plan set. Please provide. 3. Sheet D1.10 referenced on this sheet for detail 2 is not included in the plan set. Please provide. 4. Sheet D1.6 referenced on this sheet for details 13 and 14 are not included in the plan set. Please provide 5. Sheet D1.4 referenced on this sheet for details 12 is not included in the plan set. Please provide Sheet A5.32 1. Sheets D8, D9, D1.8, D1.5, and D1.2 referenced on this sheet are not provided in the plan set. Please provide. Sheet A5.41 1. Mailboxes are shown on the floor plan and elevation number 1. Per IBC Section E105.4, where mailboxes are provided in an interior location, 5 percent of the total, but not less than one, of each type shall be accessible. Provide and specify the required accessible mailboxes in the submitted plans. Identify the accessible mailboxes in the submitted plans and show the required clear floor space for the operable part at each accessible mailbox. 2. For the mailboxes, please add notes specifying that the accessible mailbox operable parts are to meet the requirements of ICC Section 309, including the required clear floor space. Sheet A5.43 1. Please provide a door type indicator on the floor plan of the boiler room. Sheet A5.71 1. Provide in the drawing’s details of the stairs to provide and show compliance with ICC A117.1 Sections 504.2 thru 504.5.1 for the required tread depth, riser height, nosing’s, and visual contrast. Sheet A6.01 1. IBC Section 1013.4 specifies that a sign stating EXIT in visual characters, raised characters and braille complying with ICC A117.1 shall be provided adjacent to each door to an area of refuge, providing direct access to an exit stairway, an exterior area for assisted rescue, an exit stairway or ramp, an exit passageway and the exit discharge. Please provide details with dimensions of the required signs to provide and show compliance with ICC A117.1 Sections 703.2 through 703.4, including their locations in relation to each door. Specify in the plans the locations of the required signs. Sheet A6.11 1. Provide details in the drawings of the exterior ramps that are shown on this plan to show how they meet the accessibility requirements of ICC A117.1 for accessible routes. Details to include but not be limited to the following: a) Slopes and cross slopes in compliance with ICC A117.1 Sections 405.2 and 405.3. b) Minimum clear width in compliance with ICC A117.1 Section 405.5. c) Maximum rise of ramp runs per the requirements ICC A117.1 Section 405.5. d) Landings per the requirements of ICC A117.1 Section 405.7. e) Handrails ICC A117.1 Section 405.5. f) Edge Protection ICC A117.1 Section 405.5. Sheet A6.41 1. Mailboxes are shown on the Mail Room plans and in Interior Elevation number 5. Per IBC Section E105.4, where mailboxes are provided in an interior location, 5 percent of the total, but not less than one, of each type shall be accessible. Provide and specify the required accessible mailboxes in the submitted plans. Identify the accessible mailboxes in the submitted plans and show the required clear floor space for the operable part at each accessible mailbox. 2. Please add notes to the plans specifying that the accessible mailbox operable parts are to meet the requirements of ICC Section 309, including the required clear floor space. 3. Lockers are shown on the plans and in Interior Elevation number 4. IBC Section 1109.9 specifies that where fixed built in lockers are provided, at least 5 percent, but not less than one of each type shall be accessible. Provide and specify the required accessible lockers in the submitted plans. Identify the accessible lockers in the submitted plans and show the required clear floor space for the operable part at each accessible locker. 4. Please add notes to the plans specifying that the accessible locker operable parts are to meet the requirements of ICC Section 309, including the required clear floor space. Sheet HC2.4 Note: these comments are based on this unit on this sheet being a Type A accessible unit per ICC A117.1 Section 1003. If this unit is a different type of accessible unit, then the applicable accessibility requirements for that type of unit will need to provide and demonstrate compliance with the type is being designed to. 1. Provide and show on the plan the maneuvering clearances at both sides of the user passage doors per the requirements of ICC Sections 1003.5 and 404.2.3. 2. Provide and specify on the plans that the operable parts for the windows providing ventilation and required emergency escape and rescue openings shall comply with the specifications of ICC A117.1 Section 1003.13. 3. Provide in the plans a section detail of the kitchen sink to show how it meets the requirements of ICC A117.1 Section 1003.12.4, including the height, width, faucets, clear floor space, and required toe and knee clearance. 4. Provide and specify in the plans a work surface at one of the kitchen counters per the requirements of ICC Section 1003.12.3. Include in the plans a section detail of the work surface to show how it meets the requirements of ICC A117.1 Section 1003.12.3, including the height, width, clear floor space, and required toe and knee clearance. 5. Specify on the plans which toilet and bathing facility is the one providing compliance with ICC Section A117.1 for a Type A accessible unit. The toilet and bathing facility to provide and demonstrate compliance with all of the applicable requirements of Section 1003.11. Requirements to include but not be limited to required grab bar backing, clear floor spaces for water closet, lavatory, and shower/tub, shower/tub dimensions, details of the lavatory to show how the required toe/knee clearances and top of lavatory/counter are being provided. If details are provided elsewhere in the drawings, identify the specific details on this sheet. 6. For Type A accessible units, ICC A117.1 Section 1003.3.2 specifies that all rooms served by an accessible route shall provide a turning space complying with Section 304 (See Section 1003.3.1 for required accessible routes). Please provide and show on the plans. 7. Per ICC A117.1 Section 1003.10, washing machines and clothes dryers shall comply with Section 611. Please provide and specify on the plans the clear floor space at the washer and dryer required by Section 611.2. Specify on the plan that the operable parts and height of the laundry shall comply with ICC A117.1 Sections 611.3 and 611.4. 8. The plan on this sheet does not match Unit HC2.4 on the floor plans (appears to be mirrored). Please revise so the plan on this sheet matches the building floor plans. Sheet HC5.1 Note: these comments are based on this unit on this sheet being a Type A accessible unit per ICC A117.1 Section 1003. If this unit is a different type of accessible unit, then the applicable accessibility requirements for that type of unit will need to provide and demonstrate compliance with the type is being designed to. 1. Provide and specify on the plans that the operable parts for the windows providing ventilation and required emergency escape and rescue openings shall comply with the specifications of ICC A117.1 Section 1003.13. 2. Provide in the plans a section detail of the kitchen sink to show how it meets the requirements of ICC A117.1 Section 1003.12.4, including the height, width, faucets, clear floor space, and required toe and knee clearance. 3. Provide and specify in the plans a work surface at one of the kitchen counters per the requirements of ICC Section 1003.12.3. Include in the plans a section detail of the work surface to show how it meets the requirements of ICC A117.1 Section 1003.12.3, including the height, width, clear floor space, and required toe and knee clearance. 4. Provide in the drawing details for the toilet and bathing facility to provide and demonstrate compliance with all of the applicable requirements of Section 1003.11. Requirements to include but not be limited to required grab bar backing, clear floor spaces for water closet, lavatory, and shower/tub, shower/tub dimensions, details of the lavatory to show how the required toe/knee clearances and top of lavatory/counter are being provided. If details are provided elsewhere in the drawings, identify the specific details on this sheet. Sheet HC5.5 Note: these comments are based on this unit on this sheet being a Type A accessible unit per ICC A117.1 Section 1003. If this unit is a different type of accessible unit, then the applicable accessibility requirements for that type of unit will need to provide and demonstrate compliance with the type is being designed to. 1. Provide and specify on the plans that the operable parts for the windows providing ventilation and required emergency escape and rescue openings shall comply with the specifications of ICC A117.1 Section 1003.13. 2. Provide in the plans a section detail of the kitchen sink to show how it meets the requirements of ICC A117.1 Section 1003.12.4, including the height, width, faucets, clear floor space, and required toe and knee clearance. 3. Provide and specify in the plans a work surface at one of the kitchen counters per the requirements of ICC Section 1003.12.3. Include in the plans a section detail of the work surface to show how it meets the requirements of ICC A117.1 Section 1003.12.3, including the height, width, clear floor space, and required toe and knee clearance. 4. Provide in the drawing details for the toilet and bathing facility to provide and demonstrate compliance with all of the applicable requirements of Section 1003.11. Requirements to include but not be limited to required grab bar backing, clear floor spaces for water closet, lavatory, and shower/tub, shower/tub dimensions, details of the lavatory to show how the required toe/knee clearances and top of lavatory/counter are being provided. If details are provided elsewhere in the drawings, identify the specific details on this sheet. Sheet HC5.10 thru U5.21 1. There are multiple locations on the floor plans that indicate wall type W1 which is an exterior wall assembly. Please revise. Sheet HC6.1 Note: these comments are based on this unit on this sheet being a Type A accessible unit per ICC A117.1 Section 1003. If this unit is a different type of accessible unit, then the applicable accessibility requirements for that type of unit will need to provide and demonstrate compliance with the type is being designed to. 1. Provide and specify on the plans that the operable parts for the windows providing ventilation and required emergency escape and rescue openings shall comply with the specifications of ICC A117.1 Section 1003.13. 2. Provide in the plans a section detail of the kitchen sink to show how it meets the requirements of ICC A117.1 Section 1003.12.4, including the height, width, faucets, clear floor space, and required toe and knee clearance. 3. Provide and specify in the plans a work surface at one of the kitchen counters per the requirements of ICC Section 1003.12.3. Include in the plans a section detail of the work surface to show how it meets the requirements of ICC A117.1 Section 1003.12.3, including the height, width, clear floor space, and required toe and knee clearance. 4. Provide in the drawing details for the toilet and bathing facility to provide and demonstrate compliance with all of the applicable requirements of Section 1003.11. Requirements to include but not be limited to required grab bar backing, clear floor spaces for water closet, lavatory, and shower/tub, shower/tub dimensions, details of the lavatory to show how the required toe/knee clearances and top of lavatory/counter are being provided. If details are provided elsewhere in the drawings, identify the specific details on this sheet. Sheet U2.1 thru U2.7 Note: these comments are based on the units on these sheets being Type B accessible units per ICC A117.1 Section 1004. If these units are a different type of accessible unit, then the applicable accessibility requirements for that type of unit will need to provide and demonstrate compliance with the type is being designed to. 1. Provide and show on the plan the maneuvering clearances at the primary entrance door per the requirements of 2009 ICC A117.1 Sections 1004.5.1 and 404.2.3. 2. Provide and show on the plans the clear floor space at the kitchen sink required by ICC A117.1 Section 1004.12.2.1. If a forward approach is being specified, provide in the plans a section detail of the kitchen sink to show how it meets the requirements of ICC A117.1 Section 1003.12.4.1, including the height, width, faucets, clear floor space, and required toe and knee clearance. 3. For Type B accessible units, per ICC A117.1 Section 1004.11.3, either all toilet and bathing areas shall comply with Section 1004.11.4.1 (Option A), or one toilet and bathing room shall comply with Section 1004.11.4.2(Option B). Please specify on the drawings what option each Type B accessible unit is designed to comply with, and provide the following: a) Provide and specify on the plans grab bar and shower seat reinforcement for the water closets, bathtubs, and shower compartments per the requirements of ICC A117.1 Section 1104.11.1. Include dimensions and heights of the required reinforcement. b) Provide and show on the plans the required clear floor spaces/clearances at the water closet, lavatory, bathtub and shower compartments as provided. c) Provide dimensions of the provided bathtubs or shower compartments to show how they comply with the applicable requirements for the option being designed to. d) If any details applicable to this sheet are provided elsewhere in the drawings, identify the specific details on this sheet. 4. Provide a section of the Bath lavatory to show and provide compliance with ICC A117.1 Sections 1004.11.3.1.1 and/or 1004.11.4.2.1 (See comment number 3 above), including the height, width, faucets, clear floor space, and required toe and knee clearance as applicable. Note that per Section 1004.11.3.1.1, if a clear floor space is positioned for a parallel approach, the clear floor space shall be centered on the lavatory. 5. At the Laundry equipment, please provide and specify on the plans the clear floor space required by ICC A117.1 Section 1004.10.1 Sheet U5.2 thru U5.4 and U5.6 thru U5.9 Note: these comments are based on the units on these sheets being Type B accessible units per ICC A117.1 Section 1004. If these units are a different type of accessible unit, then the applicable accessibility requirements for that type of unit will need to provide and demonstrate compliance with the type is being designed to. 1. Provide and show on the plan the maneuvering clearances at the primary entrance door per the requirements of 2009 ICC A117.1 Sections 1004.5.1 and 404.2.3. 2. Provide and show on the plans the clear floor space at the kitchen sink required by ICC A117.1 Section 1004.12.2.1. If a forward approach is being specified, provide in the plans a section detail of the kitchen sink to show how it meets the requirements of ICC A117.1 Section 1003.12.4.1, including the height, width, faucets, clear floor space, and required toe and knee clearance. 3. For Type B accessible units, per ICC A117.1 Section 1004.11.3, either all toilet and bathing areas shall comply with Section 1004.11.4.1 (Option A), or one toilet and bathing room shall comply with Section 1004.11.4.2(Option B). Please specify on the drawings what option each Type B accessible unit is designed to comply with, and provide the following: a) Provide and specify on the plans grab bar and shower seat reinforcement for the water closets, bathtubs, and shower compartments per the requirements of ICC A117.1 Section 1104.11.1. Include dimensions and heights of the required reinforcement. b) Provide and show on the plans the required clear floor spaces/clearances at the water closet, lavatory, bathtub and shower compartments as provided. c) Provide dimensions of the provided bathtubs or shower compartments to show how they comply with the applicable requirements for the option being designed to. d) If any details applicable to this sheet are provided elsewhere in the drawings, identify the specific details on this sheet. 4. Provide a section of the Bath lavatory to show and provide compliance with ICC A117.1 Sections 1004.11.3.1.1 and/or 1004.11.4.2.1 (See comment number 3 above), including the height, width, faucets, clear floor space, and required toe and knee clearance as applicable. Note that per Section 1004.11.3.1.1, if a clear floor space is positioned for a parallel approach, the clear floor space shall be centered on the lavatory. 5. At the Laundry equipment, please provide and specify on the plans the clear floor space required by ICC A117.1 Section 1004.10.1 Sheet U6.2 thru U6.8 Note: these comments are based on the units on these sheets being Type B accessible units per ICC A117.1 Section 1004. If these units are a different type of accessible unit, then the applicable accessibility requirements for that type of unit will need to provide and demonstrate compliance with the type is being designed to. 1. Provide and show on the plan the maneuvering clearances at the primary entrance door per the requirements of 2009 ICC A117.1 Sections 1004.5.1 and 404.2.3. 2. Provide and show on the plans the clear floor space at the kitchen sink required by ICC A117.1 Section 1004.12.2.1. If a forward approach is being specified, provide in the plans a section detail of the kitchen sink to show how it meets the requirements of ICC A117.1 Section 1003.12.4.1, including the height, width, faucets, clear floor space, and required toe and knee clearance. 3. For Type B accessible units, per ICC A117.1 Section 1004.11.3, either all toilet and bathing areas shall comply with Section 1004.11.4.1 (Option A), or one toilet and bathing room shall comply with Section 1004.11.4.2(Option B). Please specify on the drawings what option each Type B accessible unit is designed to comply with, and provide the following: a) Provide and specify on the plans grab bar and shower seat reinforcement for the water closets, bathtubs, and shower compartments per the requirements of ICC A117.1 Section 1104.11.1. Include dimensions and heights of the required reinforcement. b) Provide and show on the plans the required clear floor spaces/clearances at the water closet, lavatory, bathtub and shower compartments as provided. c) Provide dimensions of the provided bathtubs or shower compartments to show how they comply with the applicable requirements for the option being designed to. d) If any details applicable to this sheet are provided elsewhere in the drawings, identify the specific details on this sheet. 4. Provide a section of the Bath lavatory to show and provide compliance with ICC A117.1 Sections 1004.11.3.1.1 and/or 1004.11.4.2.1 (See comment number 3 above), including the height, width, faucets, clear floor space, and required toe and knee clearance as applicable. Note that per Section 1004.11.3.1.1, if a clear floor space is positioned for a parallel approach, the clear floor space shall be centered on the lavatory. 5. At the Laundry equipment, please provide and specify on the plans the clear floor space required by ICC A117.1 Section 1004.10.1. Sheet U6.9 1. The egress plan and floor plan for Unit 9 are conflicting. The egress plan indicates a 2-hour wall adjacent to the staircase and the floor plan indicates a 1-hour wall assembly. Please revise. Sheet D2.01 1. Wall Type W9 is missing from the wall schedule. Please provide. Sheet D2.01 1. There are multiple wall assemblies on this sheet that indicate a fire rating with no listed assembly. If prescriptive fire-resistance is to be used for these assemblies, please provide the table and item number that specifies the desired design. [Ref. IBC 2018 Sec. 721] Sheet D2.05 1. Please provide a listed 3-hour rated through penetration firestop assembly for the duct and pipe penetrations at the podium horizontal assembly. [Ref. IBC 2018 Sec. 714.4.1.2] Sheet D2.06 1. The floor assembly detail provided does not indicate the number of the listed assembly being utilized or the table and item number for a prescriptive assembly outlined in the 2018 IBC. Please revise this detail to include the rating of the floor assembly and the U.L. listed assembly number being used (if a prescriptive assembly is being utilized provide the table and item number of the assembly in Section 721.1). Sheet D2.10 1. The construction documents do not clearly indicate compliance with the parapet requirements of Section 705.11.1 of the 2018 International Building Code. Please provide a detailed parapet section detail clarifying the following: a. Parapet height above the roof surface and its relationship to the required fire-resistance rating of the exterior wall. b. Continuity of the parapet along required fire separation distances. c. Fire-resistance rating of the parapet, including materials and assembly. d. Continuity of fire-resistance protection at roof-to-wall intersections. Sheet D5.1 1. The wall section for the boiler room indicates an exterior wall assembly on sheet D1.5. This sheet is not included in the plan-set. Please provide. Sheet 8 (Civil Plan) 1. Please include the rim height of the upstream manhole in the private and public sewer lines. [2018 IBC Sec. 714] STRUCTURAL COMMENTS General 1. A geotechnical report has been provided: Job No. 29-223529-0 by Western Technologies dated March 19, 2024. However, this is not the report referenced by the structural engineer on Sheet S1.00-2 or the cover sheet of the structural calculations. The report reference by the structural engineer is Project No. 22-116 by Pattison Engineering, LLC. dated 10/7/2022. If a new geotechnical study and report has been provided for the site, please provide a copy of this report to the engineer of record and revise the information provided on Sheet S1.00-2 and the cover sheet of the structural calculations to coordinate. 2. For Building 2, there are calculations for the basement retaining walls which include footings, however Sheets S2.00 and S2.10A-2 show numerous footings throughout the basement for columns, stairs, and walls, and we could not find any “calculations” performed for these foundation designs. Please provide a complete set of structural calculations. MECHANICAL COMMENTS General 1. Please add the fire dampers and combination fire/smoke dampers to the mechanical schedule. Essentially, the fire damper rating and actuation must be in compliance with IMC Section 607.3 and subsequent sections of 607.3. Please provide information on the plans which demonstrate compliance with the code and ensures the proper fire dampers (i.e., 1.5 hour rated damper, etc.) are installed at the correct locations. 2. The mechanical plans indicate “Not For Construction”. Please provide final mechanical plans for construction. 3. Multiple locations on the plans indicate exhaust and dryer ducts penetrating rated floor and roof assemblies. In accordance with Section 717.6 of the 2018 IBC, ducts penetrating fire-resistance–rated floor or roof assemblies are required to be enclosed within a rated shaft unless an exception applies. Please revise the plans to indicate shaft construction and rating or clearly identify the applicable code exception and provide supporting details. 4. Please clarify how the refrigerant piping from the condensing units on the roof will be routed to each of the indoor units (i.e., refrigerant piping enclosure, IMC 1107.3.). Demonstrate on the plans how the refrigerant piping will be installed through the fire-resistant-rated assemblies. Please address IMC Section 1107.2, 1107.2.1 and 1107.2.2, 1107.4 and IMC Section 302.2. Review and provide details on the plans as applicable. 5. Please provide listed membrane penetration assemblies for dryer boxes. [Ref. IBC 2018 Sec. 714.4.2] Sheet M2.10 1. The supply fan SF B-1 is not included on the mechanical schedules. Please provide. Sheet M2.14 1. The garage exhaust fan GEF 1 is not included on the mechanical schedules. Please provide. 2. Duct penetrations of the 2-hour rated elevator shaft fire barrier are required to be protected with approved fire and smoke dampers in accordance with Sections 717.5.2 and 717.5.3 of the 2018 IBC. Please revise the plans to indicate the required dampers at all shaft penetrations, including damper type and rating, and provide supporting details demonstrating compliance. 3. The plans do not indicate the locations of condensing units CU 1-1 and CU 1-2 that serve FC 1-1 and FC 1-2. PLUMBING COMMENTS General 1. Please provide and demonstrate compliance for the following: a) Provide a hanger/support schedule IPC 106.3.1 b) Protection against contact. IPC 305.1 c) Pipes through foundation walls. IPC 305.3. d) Stress and strain. IPC 305.2 e) Waterproofing of openings. IPC 305.5 f) Protection against physical damage. IPC 305.6 g) Penetration protection for fire resistance-rated assemblies. IPC 307.3 h) Support intervals. IPC 308.5 and 308.9. i) Sway bracing. IPC 308.6. j) Anchorage. 308.7. k) Sealing annular spaces. IPC 315.1. 2. Please provide isometric drawings for the drain, waste, vent piping, supply piping, gas piping, and roof drain piping. [Ref. IPC 2018 Sec. 106.3.1] 3. Cleanouts are not clearly or consistently shown. Provide cleanouts at the base of stacks, at changes in direction exceeding 45 degrees, and at required intervals per IPC Section 708. Sheet 2.10 1. Plumbing systems shall not be located in elevator equipment rooms. The fire line is located in the machine room. Please revise. [Ref. IBC 2018 Sec. 3005.6] Sheet P2.20 1. Plumbing systems shall not be located in elevator equipment rooms. The sewer is running through the machine room. Please revise. [Ref. IBC 2018 Sec. 3005.6] Sheet P2.24 1. The plans do not appear to indicate the locations of cleanouts in the roof drainage system. Please revise. [Ref. IPC 2018 Sec. 1101.8] ELECTRICAL COMMENTS General 1. Provide exit signs and egress lighting at all exits and along all egress paths that comply with the IBC. Sheet E2.10 1. The elevator machine room needs GFCI protection as required by 2017 NEC Art. 620.85. 2. The communication board and emergency inverter may not be located in the elevator machine room required by 2017 NEC Art. 620.51 & 2017 NEC Art. 620.53. 3. The room where the elevator disconnect and the elevator cab light disconnect are shown does not comply with 2017 NEC Art. 620.51(C) or 2017 NEC Art. 620.53. This room shall be accessible only to qualified elevator people. Please clarify. 4. The elevator machine room as shown, where the elevator disconnects are located, does not comply with 2017 NEC Art. 620.23. The light and the receptacle shall be on a dedicated circuit. Please clarify. Sheet E2.30 1. Provide a GFCI 125 volt 20 amp receptacle in the top of the elevator shaft as required by 2017 NEC Art. 620.23. Sheet E2.50 1. Clearly identify all circuits that supply power to the exit/egress lighting unit equipment at the local distribution panel as required by 2017 NEC Art. 700.12(F). Sheet E2.60, E2.61, E5.40 thru E5.43 1. All laundry receptacles shall be GFCI protected as required by 2017 NEC Art. 210.8(A)(10). Sheet E2.61 and E5.43 1. The meter bank schedule states the meter banks are 65k/10k series rated but the apartment panels state they are 22k AIC rated. Clarify if this is a listed 65k/10k/22k series rated system. Provide compliance with 2017 NEC Art. 240.86. 2. Provide compliance with 2017 NEC Art. 250.58 for all grounding electrodes. Should you have any questions regarding the plan review comments, please contact the plan reviewer listed for the appropriate discipline. Architectural, Mechanical, & Plumbing reviewed by: Trevor Bies, Senior Plan Reviewer 602-338-9922 trevor.bies@stantec.com Accessibility reviewed by: Todd Morgan Plan Reviewer 407-845-9557 todd.morgan@stantec.com Structural Reviewed by: Joel Svoboda, RA Senior Associate 520-545-7415 joel.svoboda@stantec.com Electrical reviewed by: Russ Cox Senior Electrical Plan Reviewer 480-687-6049 russel.cox@stantec.com |
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| 03/19/2026 | Commercial Mechanical Standard | REQUIRES RESUBMIT | January 27, 2026 1st Review Dean Alan Architects Attn: Aaron Knepper 5151 E. Broadway Blvd., Suite 1050 Tucson, Arizona 85711 Re: ALL SAINTS APARTMENTS – SITE 3 NEW AND REMODELED BUILDINGS City of Tucson Permit Number: TC-COM-1225-02345 Stantec Project Number: 185215066 Stantec File Number: TUC-25-119 Plan review for the above referenced project has been completed. This letter reflects comments to be addressed. PLEASE send all response 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-A 26,778 208 Yes Yes R-2 I-A 7,753 215 Yes Yes S-2 I-A 17,470 96 Yes Yes Separate Permits: Automatic fire sprinklers, fire alarm, swimming pool and spa, and site retaining wall. Deferred Submittals: Pre-engineered wood trusses, steel stairs, elevators, carports, rammed aggregate piers, and shoring. Special Inspections: Earthwork (including aggregate piers), concrete, epoxy and expansion anchors, structural steel, high-strength bolts, and field welding. ARCHITECTURAL COMMENTS General 1. Please indicate that the fire alarm system [2018 IBC Sec. 907], swimming pool & spa, and site retaining walls are to be provided as part of this project and is to be submitted as a separate permit (not a deferred submittal). 2. Please remove the automatic fire sprinkler system, swimming pool & spa, and site retaining walls from the deferred submittal list as these are to be submitted as a separate permit. 3. The plans indicate that elevator shop drawings and rammed aggregate piers (geopiers) 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 the cover of the drawings that special inspection is required for earthwork (including aggregate piers), concrete, epoxy and expansion anchors, structural steel, high-strength bolts, and field welding. 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. 5. Please provide plumbing fixture calculations to determine compliance with minimum fixture requirements. [Ref. IBC 2018 Sec. 2902] 6. Please provide an energy conservation compliance certificate for the thermal envelope. [Ref. IECC 2018 Sec. C402] 7. Please revise the construction documents to clearly identify and coordinate all required shafts for plumbing and duct penetrations, including shaft locations, fire-resistance ratings, and continuity, and coordinate with the plumbing and mechanical riser diagrams. Shaft construction and penetration protection shall comply with the 2018 IBC and IPC, including IBC Sections 713 and 717, and IPC Section 312.10, as applicable. 8. For building 2, please provide wall type indicators and details for all primary structural frame elements indicating methods and listed rated assemblies to achieve the required 3-hour fire resistance. If prescriptive fire resistance is being used, please be sure to include table and item number used for compliance. [Ref. IBC 2018 Sec. 601] 9. The plan-set for building 2 does not appear to provide specific floor plans for the units on the first floor that cannot have combustible construction due to the Type I-A classification. Please provide floor plans to indicate compliance with this. [Ref. IBC 2018 Sec. 601] 10. Building 2 indicates a trash chute but no details have been provided on construction and it appears the access openings for the chute are located in corridors. Waste chutes shall be enclosed in a shaft in accordance with section 713.4 and openings into the chute shall not be located in corridors. Access openings for waste chutes shall be located in rooms or compartments enclosed by 1-hour fire barriers. Please revise. [Ref. IBC 2018 Sec. 713.13.1] Sheet T2.02 1. The code analysis for building 2 does not include the parking garage. Please revise. [Ref. IBC 2018 Sec. 311.3] 2. Please clarify the maximum allowable area and proposed area for each occupancy proposed and type of construction proposed for each floor. The code analysis only indicates the area for the “Apartment building” which does not correlate to the building footprint. The building area for each floor must include all areas within the horizontal projection of the roof or floor above. Please revise. [Ref. IBC 2018 Sec. 202, 506, & 510.2] 3. Please clearly identify the location and extent of the required 3-hour horizontal assembly and vertical offsets for the proposed podium construction. [Ref. IBC 2018 Sec 510.2] 4. Please clarify if the previous occupancy of buildings 5 and 6 was R-2. 5. Please indicate if buildings 5 and 6 have existing fire sprinklers and if so, indicate on the cover that a separate permit will be submitted for the modifications of the existing sprinkler system. 6. In the Accessible Units Table, building 2 specifies 2 Type A Units. The Plans and the Building 2 information appear to only have 1 Type A unit (Assuming that unit HC2.2 is Type A accessible). Coordinate and revise. 7. Please clearly identify in the plans which units are Type A accessible and which units are Type B accessible (If units HC2.2, HC5.1, HC5.5, and HC6.1 are Type A accessible units, please clarify in the plans). Sheet T2.03 1. A mailbox detail is located above detail 25. Per IBC Section E105.4, where mailboxes are provided in an interior location, 5 percent of the total, but not less than one, of each type shall be accessible. Provide and specify the required accessible mailboxes in the submitted plans. Identify the accessible mailboxes in the submitted plans and show the required clear floor space for the operable part at each accessible mailbox. 2. On the mailbox detail located above detail 25, please add notes specifying that the accessible mailbox operable parts are to meet the requirements of ICC Section 309, including the required clear floor space. 3. For the Doors, add in the drawings dimensioned details for the thresholds. Details to provide and show compliance with ICC A117.1 Section 303. Sheet A0.1 1. Please provide the distance from the building to the lot lines and/or adjacent buildings on the same lot, so that fire separation distance, rating of exterior walls, protection of openings and projections can be determined. [2018 IBC Table 602 and Sec. 705] Sheet A2.00 1. The egress plan indicates common path of travel distance that exceeds the maximum allowable distance of 125’. It appears the intention is to display exit access travel distance because all locations indicated have a choice of 2 exits within the common path of travel maximum. Please revise. [Ref. IBC 2018 1006.2.1] 2. To meet common path of travel distance for the units on the north side of the 2nd and 3rd floors, egress through the lobby will be required. Please indicate that the lobby shall not be subject to locking or access control and ensure exit signage is provided at the lobby door. [Ref. IBC 2018 Sec. 1016.2 & 1013.1] 3. IBC Section 1013.4 specifies that a sign stating EXIT in visual characters, raised characters and braille complying with ICC A117.1 shall be provided adjacent to each door to an area of refuge, providing direct access to an exit stairway, an exterior area for assisted rescue, an exit stairway or ramp, an exit passageway and the exit discharge. Please provide details with dimensions of the required signs to provide and show compliance with ICC A117.1 Sections 703.2 through 703.4, including their locations in relation to each door. Specify in the plans the locations of the required signs. Sheet A2.10 1. Please label the room to the northwest of the parking garage. Sheet A2.11 1. Provide details in the drawings of the exterior ramps that are shown on this plan to show how they meet the accessibility requirements of ICC A117.1 for accessible routes. Details to include but not be limited to the following: a) Slopes and cross slopes in compliance with ICC A117.1 Sections 405.2 and 405.3. b) Minimum clear width in compliance with ICC A117.1 Section 405.5. c) Maximum rise of ramp runs per the requirements ICC A117.1 Section 405.5. d) Landings per the requirements of ICC A117.1 Section 405.7. e) Handrails ICC A117.1 Section 405.5. f) Edge Protection ICC A117.1 Section 405.5. Sheet A2.31 1. The code analysis indicates that the first floor is of Type I-A construction. The details on this sheet indicate a 1-hour floor assembly above the first floor. Type I-A construction requires a noncombustible 2-hour assembly (include an assembly for the balcony as well). Please revise. [Ref. IBC 2018 Sec. 601] 2. This sheet indicates wood framing in the first floor. Type I-A construction requires the building elements to be of noncombustible construction. [Ref. IBC 2018 Sec. 602.2] 3. The roof assembly of Type V-A construction requires a fire-resistance rating of 11/2 hours. Please revise. [Ref. IBC 2018 Sec. 601] Sheet A2.32 1. The code analysis indicates that the first floor is of Type I-A construction. The details on this sheet indicate a 1-hour floor assembly above the first floor. Type I-A construction requires a noncombustible 2-hour assembly. Please revise. 2. The roof construction of the boiler room is required to have a fire-resistance rating of 1 ½ hours. Please indicate and provide details to achieve compliance. [Ref. IBC 2018 Sec. 601] Sheet A2.41 1. The plan is missing wall type indicators for multiple interior and exterior walls, please revise. 2. Unit 2.5 includes wall type indicators P1, P2, W1 which are all wood frame construction. The first floor is indicated as Type I-A construction. All building elements must be of noncombustible construction. [Ref. IBC 2018 Sec. 601] 3. The wall type indicator P6 shown at the shower wall of unit 2.5 indicates a 6” concrete wall. The schedule also indicates it is a low wall. This does not appear to be the correct wall type indicator. This does occur at all similar locations in units. Please review and revise. 4. One drinking fountain is shown on the plans between Restrooms 102A and 102B. Per IBC Section 1109.5.1, no fewer than two drinking fountains shall be required. One drinking fountain shall comply with the requirements for people who use a wheelchair and one drinking fountain shall comply with the requirements. Please provide and provide details in the drawing set for both drinking fountains to show compliance with the applicable requirements of 2009 ICC A117.1 Section 602 (Including required clear floor space, knee and toe clearance). Please be aware that drinking fountains must also comply with the requirements of 2009 ICC A117.1 Section 307 protruding objects. Sheet A2.42 1. No wall type indicators are provided for the pump room, boiler room, or trash room. Please provide. 2. Please label the room adjacent to the pump room. 3. The lobby restrooms are missing wall type indicators for multiple walls. Please provide. 4. The Parking Level Lobby indicates multiple wall type indicators with wood frame construction. All building elements in Type I-A construction must be of noncombustible material. [Ref. IBC 2018 Sec. 601] Sheet A2.43 1. The floor plans indicates multiple wall type indicators with wood frame construction. All building elements in Type I-A construction must be of noncombustible material. [Ref. IBC 2018 Sec. 601] 2. The mechanical room adjacent to the elevator must be enclosed by fire barriers and shall have the same fire resistance rating as the elevator shaft. [Ref. IBC 2018 Sec. 3005.4] 3. The floor plans include keynotes 1, 2, and 3 but no description is provided. Please clarify. 4. The bike storage room is missing a door indicator. 5. The wall to the north of the lobby on the 2nd and 3rd floors with the egress door is missing a wall type indicator. Please provide. 6. The wall to the south of the bike storage room is missing a wall type indicator along with the walls surrounding the bike storage room. Sheet A2.51 thru A2.53 1. All three stairways appear to be too narrow. The floor plan indicates the handrail but does not include the middle guard. The 3’8” measurement does not include the guard which would make the width of the stair shorth of the required 44” minimum. Please clarify and revise. [Ref. IBC 2018 Sec. 1011.2] 2. IBC Section 1023.9 specifies a floor-level sign in visual characters, raised characters and braille complying with ICC A117.1 shall be located at each floor level landing adjacent to the door leading from the interior exit stairway into the corridor to identify the floor level. Please provide details with dimensions of the required signs. Details to provide and specify compliance with ICC A117.1 Sections 703.2, 703.2 and 703.4. Specify in the plans the locations of the required signs. 3. IBC Section 1013.4 specifies that a sign stating EXIT in visual characters, raised characters and braille complying with ICC A117.1 shall be provided adjacent to each door to an area of refuge, providing direct access to an exit stairway and the exit discharge. Please provide details with dimensions of the required sign. Specify in the plans the locations of the required signs. 4. Provide and show on the plans the required door maneuvering clearances at both sides of the doors at the stair enclosures per the requirements of ICC A117.1 Section 404.2.3 (Sheets A1.51 and A1.52). 5. Provide in the drawing’s details of the stairs to provide and show compliance with ICC A117.1 Sections 504.2 thru 504.5.1 for the required tread depth, riser height, nosing’s, and visual contrast. Sheet A2.53 1. There are no wall type indicators provided on this sheet. Please revise. 2. The floor plan for the 3rd floor on this sheet conflicts the floor plan on sheet A2.13, there is a wall missing on this sheet at the stair entrance that is shown on sheet A2.13. Sheet A2.54 1. The elevator wall type on the 2nd and 3rd floor is indicated as W7 which appears to be a double wall for unit separation rated 1-hour. This does not coordinate with the rest of the plan-set, and the elevator enclosure requires a 2-hour rating. Please revise. [Ref. IBC 2018 Sec. 713.4] 2. The descriptions at elevator sections 5 and 6 are cut off. Please revise. 3. Additional information is needed on the plans to demonstrate how the elevator meets the accessibility requirements of 2009 ICC A117.1. Provide details of the elevator(s) and controls to provide and show compliance with ICC A117.1 Section 407, including elevator cab dimensions, landing requirements, call controls, emergency controls, signals and signs. Sheet A2.61 1. Please indicate all doors serving corridors as being fire-rated 20 minutes and self-closing. [Ref. IBC 2018 Sec. 716.2.2.3] Sheet A5.00 1. Multiple keynote descriptions on this sheet do not correlate with what is indicated on the floor plans and there are keynotes indicated with no description. Please revise. Sheet A5.01 1. IBC Section 1013.4 specifies that a sign stating EXIT in visual characters, raised characters and braille complying with ICC A117.1 shall be provided adjacent to each door to an area of refuge, providing direct access to an exit stairway, an exterior area for assisted rescue, an exit stairway or ramp, an exit passageway and the exit discharge. Please provide details with dimensions of the required signs to provide and show compliance with ICC A117.1 Sections 703.2 through 703.4, including their locations in relation to each door. Specify in the plans the locations of the required signs. Sheet A5.11 1. Provide details in the drawings of the exterior ramps on the Ground Floor Plan to show how they meet the accessibility requirements of ICC A117.1 for accessible routes. Details to include but not be limited to the following: a) Slopes and cross slopes in compliance with ICC A117.1 Sections 405.2 and 405.3. b) Minimum clear width in compliance with ICC A117.1 Section 405.5. c) Maximum rise of ramp runs per the requirements ICC A117.1 Section 405.5. d) Landings per the requirements of ICC A117.1 Section 405.7. e) Handrails ICC A117.1 Section 405.5. f) Edge Protection ICC A117.1 Section 405.5. Sheet A5.31 1. The floor assemblies indicated on this sheet as FCX, FC1, and FC2 do not have assembly details or descriptions. Please clarify. 2. The 1-hour ceiling assembly indicated on this sheet refers to sheet D1.10. This sheet is not included in the plan set. Please provide. 3. Sheet D1.10 referenced on this sheet for detail 2 is not included in the plan set. Please provide. 4. Sheet D1.6 referenced on this sheet for details 13 and 14 are not included in the plan set. Please provide 5. Sheet D1.4 referenced on this sheet for details 12 is not included in the plan set. Please provide Sheet A5.32 1. Sheets D8, D9, D1.8, D1.5, and D1.2 referenced on this sheet are not provided in the plan set. Please provide. Sheet A5.41 1. Mailboxes are shown on the floor plan and elevation number 1. Per IBC Section E105.4, where mailboxes are provided in an interior location, 5 percent of the total, but not less than one, of each type shall be accessible. Provide and specify the required accessible mailboxes in the submitted plans. Identify the accessible mailboxes in the submitted plans and show the required clear floor space for the operable part at each accessible mailbox. 2. For the mailboxes, please add notes specifying that the accessible mailbox operable parts are to meet the requirements of ICC Section 309, including the required clear floor space. Sheet A5.43 1. Please provide a door type indicator on the floor plan of the boiler room. Sheet A5.71 1. Provide in the drawing’s details of the stairs to provide and show compliance with ICC A117.1 Sections 504.2 thru 504.5.1 for the required tread depth, riser height, nosing’s, and visual contrast. Sheet A6.01 1. IBC Section 1013.4 specifies that a sign stating EXIT in visual characters, raised characters and braille complying with ICC A117.1 shall be provided adjacent to each door to an area of refuge, providing direct access to an exit stairway, an exterior area for assisted rescue, an exit stairway or ramp, an exit passageway and the exit discharge. Please provide details with dimensions of the required signs to provide and show compliance with ICC A117.1 Sections 703.2 through 703.4, including their locations in relation to each door. Specify in the plans the locations of the required signs. Sheet A6.11 1. Provide details in the drawings of the exterior ramps that are shown on this plan to show how they meet the accessibility requirements of ICC A117.1 for accessible routes. Details to include but not be limited to the following: a) Slopes and cross slopes in compliance with ICC A117.1 Sections 405.2 and 405.3. b) Minimum clear width in compliance with ICC A117.1 Section 405.5. c) Maximum rise of ramp runs per the requirements ICC A117.1 Section 405.5. d) Landings per the requirements of ICC A117.1 Section 405.7. e) Handrails ICC A117.1 Section 405.5. f) Edge Protection ICC A117.1 Section 405.5. Sheet A6.41 1. Mailboxes are shown on the Mail Room plans and in Interior Elevation number 5. Per IBC Section E105.4, where mailboxes are provided in an interior location, 5 percent of the total, but not less than one, of each type shall be accessible. Provide and specify the required accessible mailboxes in the submitted plans. Identify the accessible mailboxes in the submitted plans and show the required clear floor space for the operable part at each accessible mailbox. 2. Please add notes to the plans specifying that the accessible mailbox operable parts are to meet the requirements of ICC Section 309, including the required clear floor space. 3. Lockers are shown on the plans and in Interior Elevation number 4. IBC Section 1109.9 specifies that where fixed built in lockers are provided, at least 5 percent, but not less than one of each type shall be accessible. Provide and specify the required accessible lockers in the submitted plans. Identify the accessible lockers in the submitted plans and show the required clear floor space for the operable part at each accessible locker. 4. Please add notes to the plans specifying that the accessible locker operable parts are to meet the requirements of ICC Section 309, including the required clear floor space. Sheet HC2.4 Note: these comments are based on this unit on this sheet being a Type A accessible unit per ICC A117.1 Section 1003. If this unit is a different type of accessible unit, then the applicable accessibility requirements for that type of unit will need to provide and demonstrate compliance with the type is being designed to. 1. Provide and show on the plan the maneuvering clearances at both sides of the user passage doors per the requirements of ICC Sections 1003.5 and 404.2.3. 2. Provide and specify on the plans that the operable parts for the windows providing ventilation and required emergency escape and rescue openings shall comply with the specifications of ICC A117.1 Section 1003.13. 3. Provide in the plans a section detail of the kitchen sink to show how it meets the requirements of ICC A117.1 Section 1003.12.4, including the height, width, faucets, clear floor space, and required toe and knee clearance. 4. Provide and specify in the plans a work surface at one of the kitchen counters per the requirements of ICC Section 1003.12.3. Include in the plans a section detail of the work surface to show how it meets the requirements of ICC A117.1 Section 1003.12.3, including the height, width, clear floor space, and required toe and knee clearance. 5. Specify on the plans which toilet and bathing facility is the one providing compliance with ICC Section A117.1 for a Type A accessible unit. The toilet and bathing facility to provide and demonstrate compliance with all of the applicable requirements of Section 1003.11. Requirements to include but not be limited to required grab bar backing, clear floor spaces for water closet, lavatory, and shower/tub, shower/tub dimensions, details of the lavatory to show how the required toe/knee clearances and top of lavatory/counter are being provided. If details are provided elsewhere in the drawings, identify the specific details on this sheet. 6. For Type A accessible units, ICC A117.1 Section 1003.3.2 specifies that all rooms served by an accessible route shall provide a turning space complying with Section 304 (See Section 1003.3.1 for required accessible routes). Please provide and show on the plans. 7. Per ICC A117.1 Section 1003.10, washing machines and clothes dryers shall comply with Section 611. Please provide and specify on the plans the clear floor space at the washer and dryer required by Section 611.2. Specify on the plan that the operable parts and height of the laundry shall comply with ICC A117.1 Sections 611.3 and 611.4. 8. The plan on this sheet does not match Unit HC2.4 on the floor plans (appears to be mirrored). Please revise so the plan on this sheet matches the building floor plans. Sheet HC5.1 Note: these comments are based on this unit on this sheet being a Type A accessible unit per ICC A117.1 Section 1003. If this unit is a different type of accessible unit, then the applicable accessibility requirements for that type of unit will need to provide and demonstrate compliance with the type is being designed to. 1. Provide and specify on the plans that the operable parts for the windows providing ventilation and required emergency escape and rescue openings shall comply with the specifications of ICC A117.1 Section 1003.13. 2. Provide in the plans a section detail of the kitchen sink to show how it meets the requirements of ICC A117.1 Section 1003.12.4, including the height, width, faucets, clear floor space, and required toe and knee clearance. 3. Provide and specify in the plans a work surface at one of the kitchen counters per the requirements of ICC Section 1003.12.3. Include in the plans a section detail of the work surface to show how it meets the requirements of ICC A117.1 Section 1003.12.3, including the height, width, clear floor space, and required toe and knee clearance. 4. Provide in the drawing details for the toilet and bathing facility to provide and demonstrate compliance with all of the applicable requirements of Section 1003.11. Requirements to include but not be limited to required grab bar backing, clear floor spaces for water closet, lavatory, and shower/tub, shower/tub dimensions, details of the lavatory to show how the required toe/knee clearances and top of lavatory/counter are being provided. If details are provided elsewhere in the drawings, identify the specific details on this sheet. Sheet HC5.5 Note: these comments are based on this unit on this sheet being a Type A accessible unit per ICC A117.1 Section 1003. If this unit is a different type of accessible unit, then the applicable accessibility requirements for that type of unit will need to provide and demonstrate compliance with the type is being designed to. 1. Provide and specify on the plans that the operable parts for the windows providing ventilation and required emergency escape and rescue openings shall comply with the specifications of ICC A117.1 Section 1003.13. 2. Provide in the plans a section detail of the kitchen sink to show how it meets the requirements of ICC A117.1 Section 1003.12.4, including the height, width, faucets, clear floor space, and required toe and knee clearance. 3. Provide and specify in the plans a work surface at one of the kitchen counters per the requirements of ICC Section 1003.12.3. Include in the plans a section detail of the work surface to show how it meets the requirements of ICC A117.1 Section 1003.12.3, including the height, width, clear floor space, and required toe and knee clearance. 4. Provide in the drawing details for the toilet and bathing facility to provide and demonstrate compliance with all of the applicable requirements of Section 1003.11. Requirements to include but not be limited to required grab bar backing, clear floor spaces for water closet, lavatory, and shower/tub, shower/tub dimensions, details of the lavatory to show how the required toe/knee clearances and top of lavatory/counter are being provided. If details are provided elsewhere in the drawings, identify the specific details on this sheet. Sheet HC5.10 thru U5.21 1. There are multiple locations on the floor plans that indicate wall type W1 which is an exterior wall assembly. Please revise. Sheet HC6.1 Note: these comments are based on this unit on this sheet being a Type A accessible unit per ICC A117.1 Section 1003. If this unit is a different type of accessible unit, then the applicable accessibility requirements for that type of unit will need to provide and demonstrate compliance with the type is being designed to. 1. Provide and specify on the plans that the operable parts for the windows providing ventilation and required emergency escape and rescue openings shall comply with the specifications of ICC A117.1 Section 1003.13. 2. Provide in the plans a section detail of the kitchen sink to show how it meets the requirements of ICC A117.1 Section 1003.12.4, including the height, width, faucets, clear floor space, and required toe and knee clearance. 3. Provide and specify in the plans a work surface at one of the kitchen counters per the requirements of ICC Section 1003.12.3. Include in the plans a section detail of the work surface to show how it meets the requirements of ICC A117.1 Section 1003.12.3, including the height, width, clear floor space, and required toe and knee clearance. 4. Provide in the drawing details for the toilet and bathing facility to provide and demonstrate compliance with all of the applicable requirements of Section 1003.11. Requirements to include but not be limited to required grab bar backing, clear floor spaces for water closet, lavatory, and shower/tub, shower/tub dimensions, details of the lavatory to show how the required toe/knee clearances and top of lavatory/counter are being provided. If details are provided elsewhere in the drawings, identify the specific details on this sheet. Sheet U2.1 thru U2.7 Note: these comments are based on the units on these sheets being Type B accessible units per ICC A117.1 Section 1004. If these units are a different type of accessible unit, then the applicable accessibility requirements for that type of unit will need to provide and demonstrate compliance with the type is being designed to. 1. Provide and show on the plan the maneuvering clearances at the primary entrance door per the requirements of 2009 ICC A117.1 Sections 1004.5.1 and 404.2.3. 2. Provide and show on the plans the clear floor space at the kitchen sink required by ICC A117.1 Section 1004.12.2.1. If a forward approach is being specified, provide in the plans a section detail of the kitchen sink to show how it meets the requirements of ICC A117.1 Section 1003.12.4.1, including the height, width, faucets, clear floor space, and required toe and knee clearance. 3. For Type B accessible units, per ICC A117.1 Section 1004.11.3, either all toilet and bathing areas shall comply with Section 1004.11.4.1 (Option A), or one toilet and bathing room shall comply with Section 1004.11.4.2(Option B). Please specify on the drawings what option each Type B accessible unit is designed to comply with, and provide the following: a) Provide and specify on the plans grab bar and shower seat reinforcement for the water closets, bathtubs, and shower compartments per the requirements of ICC A117.1 Section 1104.11.1. Include dimensions and heights of the required reinforcement. b) Provide and show on the plans the required clear floor spaces/clearances at the water closet, lavatory, bathtub and shower compartments as provided. c) Provide dimensions of the provided bathtubs or shower compartments to show how they comply with the applicable requirements for the option being designed to. d) If any details applicable to this sheet are provided elsewhere in the drawings, identify the specific details on this sheet. 4. Provide a section of the Bath lavatory to show and provide compliance with ICC A117.1 Sections 1004.11.3.1.1 and/or 1004.11.4.2.1 (See comment number 3 above), including the height, width, faucets, clear floor space, and required toe and knee clearance as applicable. Note that per Section 1004.11.3.1.1, if a clear floor space is positioned for a parallel approach, the clear floor space shall be centered on the lavatory. 5. At the Laundry equipment, please provide and specify on the plans the clear floor space required by ICC A117.1 Section 1004.10.1 Sheet U5.2 thru U5.4 and U5.6 thru U5.9 Note: these comments are based on the units on these sheets being Type B accessible units per ICC A117.1 Section 1004. If these units are a different type of accessible unit, then the applicable accessibility requirements for that type of unit will need to provide and demonstrate compliance with the type is being designed to. 1. Provide and show on the plan the maneuvering clearances at the primary entrance door per the requirements of 2009 ICC A117.1 Sections 1004.5.1 and 404.2.3. 2. Provide and show on the plans the clear floor space at the kitchen sink required by ICC A117.1 Section 1004.12.2.1. If a forward approach is being specified, provide in the plans a section detail of the kitchen sink to show how it meets the requirements of ICC A117.1 Section 1003.12.4.1, including the height, width, faucets, clear floor space, and required toe and knee clearance. 3. For Type B accessible units, per ICC A117.1 Section 1004.11.3, either all toilet and bathing areas shall comply with Section 1004.11.4.1 (Option A), or one toilet and bathing room shall comply with Section 1004.11.4.2(Option B). Please specify on the drawings what option each Type B accessible unit is designed to comply with, and provide the following: a) Provide and specify on the plans grab bar and shower seat reinforcement for the water closets, bathtubs, and shower compartments per the requirements of ICC A117.1 Section 1104.11.1. Include dimensions and heights of the required reinforcement. b) Provide and show on the plans the required clear floor spaces/clearances at the water closet, lavatory, bathtub and shower compartments as provided. c) Provide dimensions of the provided bathtubs or shower compartments to show how they comply with the applicable requirements for the option being designed to. d) If any details applicable to this sheet are provided elsewhere in the drawings, identify the specific details on this sheet. 4. Provide a section of the Bath lavatory to show and provide compliance with ICC A117.1 Sections 1004.11.3.1.1 and/or 1004.11.4.2.1 (See comment number 3 above), including the height, width, faucets, clear floor space, and required toe and knee clearance as applicable. Note that per Section 1004.11.3.1.1, if a clear floor space is positioned for a parallel approach, the clear floor space shall be centered on the lavatory. 5. At the Laundry equipment, please provide and specify on the plans the clear floor space required by ICC A117.1 Section 1004.10.1 Sheet U6.2 thru U6.8 Note: these comments are based on the units on these sheets being Type B accessible units per ICC A117.1 Section 1004. If these units are a different type of accessible unit, then the applicable accessibility requirements for that type of unit will need to provide and demonstrate compliance with the type is being designed to. 1. Provide and show on the plan the maneuvering clearances at the primary entrance door per the requirements of 2009 ICC A117.1 Sections 1004.5.1 and 404.2.3. 2. Provide and show on the plans the clear floor space at the kitchen sink required by ICC A117.1 Section 1004.12.2.1. If a forward approach is being specified, provide in the plans a section detail of the kitchen sink to show how it meets the requirements of ICC A117.1 Section 1003.12.4.1, including the height, width, faucets, clear floor space, and required toe and knee clearance. 3. For Type B accessible units, per ICC A117.1 Section 1004.11.3, either all toilet and bathing areas shall comply with Section 1004.11.4.1 (Option A), or one toilet and bathing room shall comply with Section 1004.11.4.2(Option B). Please specify on the drawings what option each Type B accessible unit is designed to comply with, and provide the following: a) Provide and specify on the plans grab bar and shower seat reinforcement for the water closets, bathtubs, and shower compartments per the requirements of ICC A117.1 Section 1104.11.1. Include dimensions and heights of the required reinforcement. b) Provide and show on the plans the required clear floor spaces/clearances at the water closet, lavatory, bathtub and shower compartments as provided. c) Provide dimensions of the provided bathtubs or shower compartments to show how they comply with the applicable requirements for the option being designed to. d) If any details applicable to this sheet are provided elsewhere in the drawings, identify the specific details on this sheet. 4. Provide a section of the Bath lavatory to show and provide compliance with ICC A117.1 Sections 1004.11.3.1.1 and/or 1004.11.4.2.1 (See comment number 3 above), including the height, width, faucets, clear floor space, and required toe and knee clearance as applicable. Note that per Section 1004.11.3.1.1, if a clear floor space is positioned for a parallel approach, the clear floor space shall be centered on the lavatory. 5. At the Laundry equipment, please provide and specify on the plans the clear floor space required by ICC A117.1 Section 1004.10.1. Sheet U6.9 1. The egress plan and floor plan for Unit 9 are conflicting. The egress plan indicates a 2-hour wall adjacent to the staircase and the floor plan indicates a 1-hour wall assembly. Please revise. Sheet D2.01 1. Wall Type W9 is missing from the wall schedule. Please provide. Sheet D2.01 1. There are multiple wall assemblies on this sheet that indicate a fire rating with no listed assembly. If prescriptive fire-resistance is to be used for these assemblies, please provide the table and item number that specifies the desired design. [Ref. IBC 2018 Sec. 721] Sheet D2.05 1. Please provide a listed 3-hour rated through penetration firestop assembly for the duct and pipe penetrations at the podium horizontal assembly. [Ref. IBC 2018 Sec. 714.4.1.2] Sheet D2.06 1. The floor assembly detail provided does not indicate the number of the listed assembly being utilized or the table and item number for a prescriptive assembly outlined in the 2018 IBC. Please revise this detail to include the rating of the floor assembly and the U.L. listed assembly number being used (if a prescriptive assembly is being utilized provide the table and item number of the assembly in Section 721.1). Sheet D2.10 1. The construction documents do not clearly indicate compliance with the parapet requirements of Section 705.11.1 of the 2018 International Building Code. Please provide a detailed parapet section detail clarifying the following: a. Parapet height above the roof surface and its relationship to the required fire-resistance rating of the exterior wall. b. Continuity of the parapet along required fire separation distances. c. Fire-resistance rating of the parapet, including materials and assembly. d. Continuity of fire-resistance protection at roof-to-wall intersections. Sheet D5.1 1. The wall section for the boiler room indicates an exterior wall assembly on sheet D1.5. This sheet is not included in the plan-set. Please provide. Sheet 8 (Civil Plan) 1. Please include the rim height of the upstream manhole in the private and public sewer lines. [2018 IBC Sec. 714] STRUCTURAL COMMENTS General 1. A geotechnical report has been provided: Job No. 29-223529-0 by Western Technologies dated March 19, 2024. However, this is not the report referenced by the structural engineer on Sheet S1.00-2 or the cover sheet of the structural calculations. The report reference by the structural engineer is Project No. 22-116 by Pattison Engineering, LLC. dated 10/7/2022. If a new geotechnical study and report has been provided for the site, please provide a copy of this report to the engineer of record and revise the information provided on Sheet S1.00-2 and the cover sheet of the structural calculations to coordinate. 2. For Building 2, there are calculations for the basement retaining walls which include footings, however Sheets S2.00 and S2.10A-2 show numerous footings throughout the basement for columns, stairs, and walls, and we could not find any “calculations” performed for these foundation designs. Please provide a complete set of structural calculations. MECHANICAL COMMENTS General 1. Please add the fire dampers and combination fire/smoke dampers to the mechanical schedule. Essentially, the fire damper rating and actuation must be in compliance with IMC Section 607.3 and subsequent sections of 607.3. Please provide information on the plans which demonstrate compliance with the code and ensures the proper fire dampers (i.e., 1.5 hour rated damper, etc.) are installed at the correct locations. 2. The mechanical plans indicate “Not For Construction”. Please provide final mechanical plans for construction. 3. Multiple locations on the plans indicate exhaust and dryer ducts penetrating rated floor and roof assemblies. In accordance with Section 717.6 of the 2018 IBC, ducts penetrating fire-resistance–rated floor or roof assemblies are required to be enclosed within a rated shaft unless an exception applies. Please revise the plans to indicate shaft construction and rating or clearly identify the applicable code exception and provide supporting details. 4. Please clarify how the refrigerant piping from the condensing units on the roof will be routed to each of the indoor units (i.e., refrigerant piping enclosure, IMC 1107.3.). Demonstrate on the plans how the refrigerant piping will be installed through the fire-resistant-rated assemblies. Please address IMC Section 1107.2, 1107.2.1 and 1107.2.2, 1107.4 and IMC Section 302.2. Review and provide details on the plans as applicable. 5. Please provide listed membrane penetration assemblies for dryer boxes. [Ref. IBC 2018 Sec. 714.4.2] Sheet M2.10 1. The supply fan SF B-1 is not included on the mechanical schedules. Please provide. Sheet M2.14 1. The garage exhaust fan GEF 1 is not included on the mechanical schedules. Please provide. 2. Duct penetrations of the 2-hour rated elevator shaft fire barrier are required to be protected with approved fire and smoke dampers in accordance with Sections 717.5.2 and 717.5.3 of the 2018 IBC. Please revise the plans to indicate the required dampers at all shaft penetrations, including damper type and rating, and provide supporting details demonstrating compliance. 3. The plans do not indicate the locations of condensing units CU 1-1 and CU 1-2 that serve FC 1-1 and FC 1-2. PLUMBING COMMENTS General 1. Please provide and demonstrate compliance for the following: a) Provide a hanger/support schedule IPC 106.3.1 b) Protection against contact. IPC 305.1 c) Pipes through foundation walls. IPC 305.3. d) Stress and strain. IPC 305.2 e) Waterproofing of openings. IPC 305.5 f) Protection against physical damage. IPC 305.6 g) Penetration protection for fire resistance-rated assemblies. IPC 307.3 h) Support intervals. IPC 308.5 and 308.9. i) Sway bracing. IPC 308.6. j) Anchorage. 308.7. k) Sealing annular spaces. IPC 315.1. 2. Please provide isometric drawings for the drain, waste, vent piping, supply piping, gas piping, and roof drain piping. [Ref. IPC 2018 Sec. 106.3.1] 3. Cleanouts are not clearly or consistently shown. Provide cleanouts at the base of stacks, at changes in direction exceeding 45 degrees, and at required intervals per IPC Section 708. Sheet 2.10 1. Plumbing systems shall not be located in elevator equipment rooms. The fire line is located in the machine room. Please revise. [Ref. IBC 2018 Sec. 3005.6] Sheet P2.20 1. Plumbing systems shall not be located in elevator equipment rooms. The sewer is running through the machine room. Please revise. [Ref. IBC 2018 Sec. 3005.6] Sheet P2.24 1. The plans do not appear to indicate the locations of cleanouts in the roof drainage system. Please revise. [Ref. IPC 2018 Sec. 1101.8] ELECTRICAL COMMENTS General 1. Provide exit signs and egress lighting at all exits and along all egress paths that comply with the IBC. Sheet E2.10 1. The elevator machine room needs GFCI protection as required by 2017 NEC Art. 620.85. 2. The communication board and emergency inverter may not be located in the elevator machine room required by 2017 NEC Art. 620.51 & 2017 NEC Art. 620.53. 3. The room where the elevator disconnect and the elevator cab light disconnect are shown does not comply with 2017 NEC Art. 620.51(C) or 2017 NEC Art. 620.53. This room shall be accessible only to qualified elevator people. Please clarify. 4. The elevator machine room as shown, where the elevator disconnects are located, does not comply with 2017 NEC Art. 620.23. The light and the receptacle shall be on a dedicated circuit. Please clarify. Sheet E2.30 1. Provide a GFCI 125 volt 20 amp receptacle in the top of the elevator shaft as required by 2017 NEC Art. 620.23. Sheet E2.50 1. Clearly identify all circuits that supply power to the exit/egress lighting unit equipment at the local distribution panel as required by 2017 NEC Art. 700.12(F). Sheet E2.60, E2.61, E5.40 thru E5.43 1. All laundry receptacles shall be GFCI protected as required by 2017 NEC Art. 210.8(A)(10). Sheet E2.61 and E5.43 1. The meter bank schedule states the meter banks are 65k/10k series rated but the apartment panels state they are 22k AIC rated. Clarify if this is a listed 65k/10k/22k series rated system. Provide compliance with 2017 NEC Art. 240.86. 2. Provide compliance with 2017 NEC Art. 250.58 for all grounding electrodes. Should you have any questions regarding the plan review comments, please contact the plan reviewer listed for the appropriate discipline. Architectural, Mechanical, & Plumbing reviewed by: Trevor Bies, Senior Plan Reviewer 602-338-9922 trevor.bies@stantec.com Accessibility reviewed by: Todd Morgan Plan Reviewer 407-845-9557 todd.morgan@stantec.com Structural Reviewed by: Joel Svoboda, RA Senior Associate 520-545-7415 joel.svoboda@stantec.com Electrical reviewed by: Russ Cox Senior Electrical Plan Reviewer 480-687-6049 russel.cox@stantec.com |
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| 03/19/2026 | Commercial Plumbing Standard | REQUIRES RESUBMIT | January 27, 2026 1st Review Dean Alan Architects Attn: Aaron Knepper 5151 E. Broadway Blvd., Suite 1050 Tucson, Arizona 85711 Re: ALL SAINTS APARTMENTS – SITE 3 NEW AND REMODELED BUILDINGS City of Tucson Permit Number: TC-COM-1225-02345 Stantec Project Number: 185215066 Stantec File Number: TUC-25-119 Plan review for the above referenced project has been completed. This letter reflects comments to be addressed. PLEASE send all response 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-A 26,778 208 Yes Yes R-2 I-A 7,753 215 Yes Yes S-2 I-A 17,470 96 Yes Yes Separate Permits: Automatic fire sprinklers, fire alarm, swimming pool and spa, and site retaining wall. Deferred Submittals: Pre-engineered wood trusses, steel stairs, elevators, carports, rammed aggregate piers, and shoring. Special Inspections: Earthwork (including aggregate piers), concrete, epoxy and expansion anchors, structural steel, high-strength bolts, and field welding. ARCHITECTURAL COMMENTS General 1. Please indicate that the fire alarm system [2018 IBC Sec. 907], swimming pool & spa, and site retaining walls are to be provided as part of this project and is to be submitted as a separate permit (not a deferred submittal). 2. Please remove the automatic fire sprinkler system, swimming pool & spa, and site retaining walls from the deferred submittal list as these are to be submitted as a separate permit. 3. The plans indicate that elevator shop drawings and rammed aggregate piers (geopiers) 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 the cover of the drawings that special inspection is required for earthwork (including aggregate piers), concrete, epoxy and expansion anchors, structural steel, high-strength bolts, and field welding. 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. 5. Please provide plumbing fixture calculations to determine compliance with minimum fixture requirements. [Ref. IBC 2018 Sec. 2902] 6. Please provide an energy conservation compliance certificate for the thermal envelope. [Ref. IECC 2018 Sec. C402] 7. Please revise the construction documents to clearly identify and coordinate all required shafts for plumbing and duct penetrations, including shaft locations, fire-resistance ratings, and continuity, and coordinate with the plumbing and mechanical riser diagrams. Shaft construction and penetration protection shall comply with the 2018 IBC and IPC, including IBC Sections 713 and 717, and IPC Section 312.10, as applicable. 8. For building 2, please provide wall type indicators and details for all primary structural frame elements indicating methods and listed rated assemblies to achieve the required 3-hour fire resistance. If prescriptive fire resistance is being used, please be sure to include table and item number used for compliance. [Ref. IBC 2018 Sec. 601] 9. The plan-set for building 2 does not appear to provide specific floor plans for the units on the first floor that cannot have combustible construction due to the Type I-A classification. Please provide floor plans to indicate compliance with this. [Ref. IBC 2018 Sec. 601] 10. Building 2 indicates a trash chute but no details have been provided on construction and it appears the access openings for the chute are located in corridors. Waste chutes shall be enclosed in a shaft in accordance with section 713.4 and openings into the chute shall not be located in corridors. Access openings for waste chutes shall be located in rooms or compartments enclosed by 1-hour fire barriers. Please revise. [Ref. IBC 2018 Sec. 713.13.1] Sheet T2.02 1. The code analysis for building 2 does not include the parking garage. Please revise. [Ref. IBC 2018 Sec. 311.3] 2. Please clarify the maximum allowable area and proposed area for each occupancy proposed and type of construction proposed for each floor. The code analysis only indicates the area for the “Apartment building” which does not correlate to the building footprint. The building area for each floor must include all areas within the horizontal projection of the roof or floor above. Please revise. [Ref. IBC 2018 Sec. 202, 506, & 510.2] 3. Please clearly identify the location and extent of the required 3-hour horizontal assembly and vertical offsets for the proposed podium construction. [Ref. IBC 2018 Sec 510.2] 4. Please clarify if the previous occupancy of buildings 5 and 6 was R-2. 5. Please indicate if buildings 5 and 6 have existing fire sprinklers and if so, indicate on the cover that a separate permit will be submitted for the modifications of the existing sprinkler system. 6. In the Accessible Units Table, building 2 specifies 2 Type A Units. The Plans and the Building 2 information appear to only have 1 Type A unit (Assuming that unit HC2.2 is Type A accessible). Coordinate and revise. 7. Please clearly identify in the plans which units are Type A accessible and which units are Type B accessible (If units HC2.2, HC5.1, HC5.5, and HC6.1 are Type A accessible units, please clarify in the plans). Sheet T2.03 1. A mailbox detail is located above detail 25. Per IBC Section E105.4, where mailboxes are provided in an interior location, 5 percent of the total, but not less than one, of each type shall be accessible. Provide and specify the required accessible mailboxes in the submitted plans. Identify the accessible mailboxes in the submitted plans and show the required clear floor space for the operable part at each accessible mailbox. 2. On the mailbox detail located above detail 25, please add notes specifying that the accessible mailbox operable parts are to meet the requirements of ICC Section 309, including the required clear floor space. 3. For the Doors, add in the drawings dimensioned details for the thresholds. Details to provide and show compliance with ICC A117.1 Section 303. Sheet A0.1 1. Please provide the distance from the building to the lot lines and/or adjacent buildings on the same lot, so that fire separation distance, rating of exterior walls, protection of openings and projections can be determined. [2018 IBC Table 602 and Sec. 705] Sheet A2.00 1. The egress plan indicates common path of travel distance that exceeds the maximum allowable distance of 125’. It appears the intention is to display exit access travel distance because all locations indicated have a choice of 2 exits within the common path of travel maximum. Please revise. [Ref. IBC 2018 1006.2.1] 2. To meet common path of travel distance for the units on the north side of the 2nd and 3rd floors, egress through the lobby will be required. Please indicate that the lobby shall not be subject to locking or access control and ensure exit signage is provided at the lobby door. [Ref. IBC 2018 Sec. 1016.2 & 1013.1] 3. IBC Section 1013.4 specifies that a sign stating EXIT in visual characters, raised characters and braille complying with ICC A117.1 shall be provided adjacent to each door to an area of refuge, providing direct access to an exit stairway, an exterior area for assisted rescue, an exit stairway or ramp, an exit passageway and the exit discharge. Please provide details with dimensions of the required signs to provide and show compliance with ICC A117.1 Sections 703.2 through 703.4, including their locations in relation to each door. Specify in the plans the locations of the required signs. Sheet A2.10 1. Please label the room to the northwest of the parking garage. Sheet A2.11 1. Provide details in the drawings of the exterior ramps that are shown on this plan to show how they meet the accessibility requirements of ICC A117.1 for accessible routes. Details to include but not be limited to the following: a) Slopes and cross slopes in compliance with ICC A117.1 Sections 405.2 and 405.3. b) Minimum clear width in compliance with ICC A117.1 Section 405.5. c) Maximum rise of ramp runs per the requirements ICC A117.1 Section 405.5. d) Landings per the requirements of ICC A117.1 Section 405.7. e) Handrails ICC A117.1 Section 405.5. f) Edge Protection ICC A117.1 Section 405.5. Sheet A2.31 1. The code analysis indicates that the first floor is of Type I-A construction. The details on this sheet indicate a 1-hour floor assembly above the first floor. Type I-A construction requires a noncombustible 2-hour assembly (include an assembly for the balcony as well). Please revise. [Ref. IBC 2018 Sec. 601] 2. This sheet indicates wood framing in the first floor. Type I-A construction requires the building elements to be of noncombustible construction. [Ref. IBC 2018 Sec. 602.2] 3. The roof assembly of Type V-A construction requires a fire-resistance rating of 11/2 hours. Please revise. [Ref. IBC 2018 Sec. 601] Sheet A2.32 1. The code analysis indicates that the first floor is of Type I-A construction. The details on this sheet indicate a 1-hour floor assembly above the first floor. Type I-A construction requires a noncombustible 2-hour assembly. Please revise. 2. The roof construction of the boiler room is required to have a fire-resistance rating of 1 ½ hours. Please indicate and provide details to achieve compliance. [Ref. IBC 2018 Sec. 601] Sheet A2.41 1. The plan is missing wall type indicators for multiple interior and exterior walls, please revise. 2. Unit 2.5 includes wall type indicators P1, P2, W1 which are all wood frame construction. The first floor is indicated as Type I-A construction. All building elements must be of noncombustible construction. [Ref. IBC 2018 Sec. 601] 3. The wall type indicator P6 shown at the shower wall of unit 2.5 indicates a 6” concrete wall. The schedule also indicates it is a low wall. This does not appear to be the correct wall type indicator. This does occur at all similar locations in units. Please review and revise. 4. One drinking fountain is shown on the plans between Restrooms 102A and 102B. Per IBC Section 1109.5.1, no fewer than two drinking fountains shall be required. One drinking fountain shall comply with the requirements for people who use a wheelchair and one drinking fountain shall comply with the requirements. Please provide and provide details in the drawing set for both drinking fountains to show compliance with the applicable requirements of 2009 ICC A117.1 Section 602 (Including required clear floor space, knee and toe clearance). Please be aware that drinking fountains must also comply with the requirements of 2009 ICC A117.1 Section 307 protruding objects. Sheet A2.42 1. No wall type indicators are provided for the pump room, boiler room, or trash room. Please provide. 2. Please label the room adjacent to the pump room. 3. The lobby restrooms are missing wall type indicators for multiple walls. Please provide. 4. The Parking Level Lobby indicates multiple wall type indicators with wood frame construction. All building elements in Type I-A construction must be of noncombustible material. [Ref. IBC 2018 Sec. 601] Sheet A2.43 1. The floor plans indicates multiple wall type indicators with wood frame construction. All building elements in Type I-A construction must be of noncombustible material. [Ref. IBC 2018 Sec. 601] 2. The mechanical room adjacent to the elevator must be enclosed by fire barriers and shall have the same fire resistance rating as the elevator shaft. [Ref. IBC 2018 Sec. 3005.4] 3. The floor plans include keynotes 1, 2, and 3 but no description is provided. Please clarify. 4. The bike storage room is missing a door indicator. 5. The wall to the north of the lobby on the 2nd and 3rd floors with the egress door is missing a wall type indicator. Please provide. 6. The wall to the south of the bike storage room is missing a wall type indicator along with the walls surrounding the bike storage room. Sheet A2.51 thru A2.53 1. All three stairways appear to be too narrow. The floor plan indicates the handrail but does not include the middle guard. The 3’8” measurement does not include the guard which would make the width of the stair shorth of the required 44” minimum. Please clarify and revise. [Ref. IBC 2018 Sec. 1011.2] 2. IBC Section 1023.9 specifies a floor-level sign in visual characters, raised characters and braille complying with ICC A117.1 shall be located at each floor level landing adjacent to the door leading from the interior exit stairway into the corridor to identify the floor level. Please provide details with dimensions of the required signs. Details to provide and specify compliance with ICC A117.1 Sections 703.2, 703.2 and 703.4. Specify in the plans the locations of the required signs. 3. IBC Section 1013.4 specifies that a sign stating EXIT in visual characters, raised characters and braille complying with ICC A117.1 shall be provided adjacent to each door to an area of refuge, providing direct access to an exit stairway and the exit discharge. Please provide details with dimensions of the required sign. Specify in the plans the locations of the required signs. 4. Provide and show on the plans the required door maneuvering clearances at both sides of the doors at the stair enclosures per the requirements of ICC A117.1 Section 404.2.3 (Sheets A1.51 and A1.52). 5. Provide in the drawing’s details of the stairs to provide and show compliance with ICC A117.1 Sections 504.2 thru 504.5.1 for the required tread depth, riser height, nosing’s, and visual contrast. Sheet A2.53 1. There are no wall type indicators provided on this sheet. Please revise. 2. The floor plan for the 3rd floor on this sheet conflicts the floor plan on sheet A2.13, there is a wall missing on this sheet at the stair entrance that is shown on sheet A2.13. Sheet A2.54 1. The elevator wall type on the 2nd and 3rd floor is indicated as W7 which appears to be a double wall for unit separation rated 1-hour. This does not coordinate with the rest of the plan-set, and the elevator enclosure requires a 2-hour rating. Please revise. [Ref. IBC 2018 Sec. 713.4] 2. The descriptions at elevator sections 5 and 6 are cut off. Please revise. 3. Additional information is needed on the plans to demonstrate how the elevator meets the accessibility requirements of 2009 ICC A117.1. Provide details of the elevator(s) and controls to provide and show compliance with ICC A117.1 Section 407, including elevator cab dimensions, landing requirements, call controls, emergency controls, signals and signs. Sheet A2.61 1. Please indicate all doors serving corridors as being fire-rated 20 minutes and self-closing. [Ref. IBC 2018 Sec. 716.2.2.3] Sheet A5.00 1. Multiple keynote descriptions on this sheet do not correlate with what is indicated on the floor plans and there are keynotes indicated with no description. Please revise. Sheet A5.01 1. IBC Section 1013.4 specifies that a sign stating EXIT in visual characters, raised characters and braille complying with ICC A117.1 shall be provided adjacent to each door to an area of refuge, providing direct access to an exit stairway, an exterior area for assisted rescue, an exit stairway or ramp, an exit passageway and the exit discharge. Please provide details with dimensions of the required signs to provide and show compliance with ICC A117.1 Sections 703.2 through 703.4, including their locations in relation to each door. Specify in the plans the locations of the required signs. Sheet A5.11 1. Provide details in the drawings of the exterior ramps on the Ground Floor Plan to show how they meet the accessibility requirements of ICC A117.1 for accessible routes. Details to include but not be limited to the following: a) Slopes and cross slopes in compliance with ICC A117.1 Sections 405.2 and 405.3. b) Minimum clear width in compliance with ICC A117.1 Section 405.5. c) Maximum rise of ramp runs per the requirements ICC A117.1 Section 405.5. d) Landings per the requirements of ICC A117.1 Section 405.7. e) Handrails ICC A117.1 Section 405.5. f) Edge Protection ICC A117.1 Section 405.5. Sheet A5.31 1. The floor assemblies indicated on this sheet as FCX, FC1, and FC2 do not have assembly details or descriptions. Please clarify. 2. The 1-hour ceiling assembly indicated on this sheet refers to sheet D1.10. This sheet is not included in the plan set. Please provide. 3. Sheet D1.10 referenced on this sheet for detail 2 is not included in the plan set. Please provide. 4. Sheet D1.6 referenced on this sheet for details 13 and 14 are not included in the plan set. Please provide 5. Sheet D1.4 referenced on this sheet for details 12 is not included in the plan set. Please provide Sheet A5.32 1. Sheets D8, D9, D1.8, D1.5, and D1.2 referenced on this sheet are not provided in the plan set. Please provide. Sheet A5.41 1. Mailboxes are shown on the floor plan and elevation number 1. Per IBC Section E105.4, where mailboxes are provided in an interior location, 5 percent of the total, but not less than one, of each type shall be accessible. Provide and specify the required accessible mailboxes in the submitted plans. Identify the accessible mailboxes in the submitted plans and show the required clear floor space for the operable part at each accessible mailbox. 2. For the mailboxes, please add notes specifying that the accessible mailbox operable parts are to meet the requirements of ICC Section 309, including the required clear floor space. Sheet A5.43 1. Please provide a door type indicator on the floor plan of the boiler room. Sheet A5.71 1. Provide in the drawing’s details of the stairs to provide and show compliance with ICC A117.1 Sections 504.2 thru 504.5.1 for the required tread depth, riser height, nosing’s, and visual contrast. Sheet A6.01 1. IBC Section 1013.4 specifies that a sign stating EXIT in visual characters, raised characters and braille complying with ICC A117.1 shall be provided adjacent to each door to an area of refuge, providing direct access to an exit stairway, an exterior area for assisted rescue, an exit stairway or ramp, an exit passageway and the exit discharge. Please provide details with dimensions of the required signs to provide and show compliance with ICC A117.1 Sections 703.2 through 703.4, including their locations in relation to each door. Specify in the plans the locations of the required signs. Sheet A6.11 1. Provide details in the drawings of the exterior ramps that are shown on this plan to show how they meet the accessibility requirements of ICC A117.1 for accessible routes. Details to include but not be limited to the following: a) Slopes and cross slopes in compliance with ICC A117.1 Sections 405.2 and 405.3. b) Minimum clear width in compliance with ICC A117.1 Section 405.5. c) Maximum rise of ramp runs per the requirements ICC A117.1 Section 405.5. d) Landings per the requirements of ICC A117.1 Section 405.7. e) Handrails ICC A117.1 Section 405.5. f) Edge Protection ICC A117.1 Section 405.5. Sheet A6.41 1. Mailboxes are shown on the Mail Room plans and in Interior Elevation number 5. Per IBC Section E105.4, where mailboxes are provided in an interior location, 5 percent of the total, but not less than one, of each type shall be accessible. Provide and specify the required accessible mailboxes in the submitted plans. Identify the accessible mailboxes in the submitted plans and show the required clear floor space for the operable part at each accessible mailbox. 2. Please add notes to the plans specifying that the accessible mailbox operable parts are to meet the requirements of ICC Section 309, including the required clear floor space. 3. Lockers are shown on the plans and in Interior Elevation number 4. IBC Section 1109.9 specifies that where fixed built in lockers are provided, at least 5 percent, but not less than one of each type shall be accessible. Provide and specify the required accessible lockers in the submitted plans. Identify the accessible lockers in the submitted plans and show the required clear floor space for the operable part at each accessible locker. 4. Please add notes to the plans specifying that the accessible locker operable parts are to meet the requirements of ICC Section 309, including the required clear floor space. Sheet HC2.4 Note: these comments are based on this unit on this sheet being a Type A accessible unit per ICC A117.1 Section 1003. If this unit is a different type of accessible unit, then the applicable accessibility requirements for that type of unit will need to provide and demonstrate compliance with the type is being designed to. 1. Provide and show on the plan the maneuvering clearances at both sides of the user passage doors per the requirements of ICC Sections 1003.5 and 404.2.3. 2. Provide and specify on the plans that the operable parts for the windows providing ventilation and required emergency escape and rescue openings shall comply with the specifications of ICC A117.1 Section 1003.13. 3. Provide in the plans a section detail of the kitchen sink to show how it meets the requirements of ICC A117.1 Section 1003.12.4, including the height, width, faucets, clear floor space, and required toe and knee clearance. 4. Provide and specify in the plans a work surface at one of the kitchen counters per the requirements of ICC Section 1003.12.3. Include in the plans a section detail of the work surface to show how it meets the requirements of ICC A117.1 Section 1003.12.3, including the height, width, clear floor space, and required toe and knee clearance. 5. Specify on the plans which toilet and bathing facility is the one providing compliance with ICC Section A117.1 for a Type A accessible unit. The toilet and bathing facility to provide and demonstrate compliance with all of the applicable requirements of Section 1003.11. Requirements to include but not be limited to required grab bar backing, clear floor spaces for water closet, lavatory, and shower/tub, shower/tub dimensions, details of the lavatory to show how the required toe/knee clearances and top of lavatory/counter are being provided. If details are provided elsewhere in the drawings, identify the specific details on this sheet. 6. For Type A accessible units, ICC A117.1 Section 1003.3.2 specifies that all rooms served by an accessible route shall provide a turning space complying with Section 304 (See Section 1003.3.1 for required accessible routes). Please provide and show on the plans. 7. Per ICC A117.1 Section 1003.10, washing machines and clothes dryers shall comply with Section 611. Please provide and specify on the plans the clear floor space at the washer and dryer required by Section 611.2. Specify on the plan that the operable parts and height of the laundry shall comply with ICC A117.1 Sections 611.3 and 611.4. 8. The plan on this sheet does not match Unit HC2.4 on the floor plans (appears to be mirrored). Please revise so the plan on this sheet matches the building floor plans. Sheet HC5.1 Note: these comments are based on this unit on this sheet being a Type A accessible unit per ICC A117.1 Section 1003. If this unit is a different type of accessible unit, then the applicable accessibility requirements for that type of unit will need to provide and demonstrate compliance with the type is being designed to. 1. Provide and specify on the plans that the operable parts for the windows providing ventilation and required emergency escape and rescue openings shall comply with the specifications of ICC A117.1 Section 1003.13. 2. Provide in the plans a section detail of the kitchen sink to show how it meets the requirements of ICC A117.1 Section 1003.12.4, including the height, width, faucets, clear floor space, and required toe and knee clearance. 3. Provide and specify in the plans a work surface at one of the kitchen counters per the requirements of ICC Section 1003.12.3. Include in the plans a section detail of the work surface to show how it meets the requirements of ICC A117.1 Section 1003.12.3, including the height, width, clear floor space, and required toe and knee clearance. 4. Provide in the drawing details for the toilet and bathing facility to provide and demonstrate compliance with all of the applicable requirements of Section 1003.11. Requirements to include but not be limited to required grab bar backing, clear floor spaces for water closet, lavatory, and shower/tub, shower/tub dimensions, details of the lavatory to show how the required toe/knee clearances and top of lavatory/counter are being provided. If details are provided elsewhere in the drawings, identify the specific details on this sheet. Sheet HC5.5 Note: these comments are based on this unit on this sheet being a Type A accessible unit per ICC A117.1 Section 1003. If this unit is a different type of accessible unit, then the applicable accessibility requirements for that type of unit will need to provide and demonstrate compliance with the type is being designed to. 1. Provide and specify on the plans that the operable parts for the windows providing ventilation and required emergency escape and rescue openings shall comply with the specifications of ICC A117.1 Section 1003.13. 2. Provide in the plans a section detail of the kitchen sink to show how it meets the requirements of ICC A117.1 Section 1003.12.4, including the height, width, faucets, clear floor space, and required toe and knee clearance. 3. Provide and specify in the plans a work surface at one of the kitchen counters per the requirements of ICC Section 1003.12.3. Include in the plans a section detail of the work surface to show how it meets the requirements of ICC A117.1 Section 1003.12.3, including the height, width, clear floor space, and required toe and knee clearance. 4. Provide in the drawing details for the toilet and bathing facility to provide and demonstrate compliance with all of the applicable requirements of Section 1003.11. Requirements to include but not be limited to required grab bar backing, clear floor spaces for water closet, lavatory, and shower/tub, shower/tub dimensions, details of the lavatory to show how the required toe/knee clearances and top of lavatory/counter are being provided. If details are provided elsewhere in the drawings, identify the specific details on this sheet. Sheet HC5.10 thru U5.21 1. There are multiple locations on the floor plans that indicate wall type W1 which is an exterior wall assembly. Please revise. Sheet HC6.1 Note: these comments are based on this unit on this sheet being a Type A accessible unit per ICC A117.1 Section 1003. If this unit is a different type of accessible unit, then the applicable accessibility requirements for that type of unit will need to provide and demonstrate compliance with the type is being designed to. 1. Provide and specify on the plans that the operable parts for the windows providing ventilation and required emergency escape and rescue openings shall comply with the specifications of ICC A117.1 Section 1003.13. 2. Provide in the plans a section detail of the kitchen sink to show how it meets the requirements of ICC A117.1 Section 1003.12.4, including the height, width, faucets, clear floor space, and required toe and knee clearance. 3. Provide and specify in the plans a work surface at one of the kitchen counters per the requirements of ICC Section 1003.12.3. Include in the plans a section detail of the work surface to show how it meets the requirements of ICC A117.1 Section 1003.12.3, including the height, width, clear floor space, and required toe and knee clearance. 4. Provide in the drawing details for the toilet and bathing facility to provide and demonstrate compliance with all of the applicable requirements of Section 1003.11. Requirements to include but not be limited to required grab bar backing, clear floor spaces for water closet, lavatory, and shower/tub, shower/tub dimensions, details of the lavatory to show how the required toe/knee clearances and top of lavatory/counter are being provided. If details are provided elsewhere in the drawings, identify the specific details on this sheet. Sheet U2.1 thru U2.7 Note: these comments are based on the units on these sheets being Type B accessible units per ICC A117.1 Section 1004. If these units are a different type of accessible unit, then the applicable accessibility requirements for that type of unit will need to provide and demonstrate compliance with the type is being designed to. 1. Provide and show on the plan the maneuvering clearances at the primary entrance door per the requirements of 2009 ICC A117.1 Sections 1004.5.1 and 404.2.3. 2. Provide and show on the plans the clear floor space at the kitchen sink required by ICC A117.1 Section 1004.12.2.1. If a forward approach is being specified, provide in the plans a section detail of the kitchen sink to show how it meets the requirements of ICC A117.1 Section 1003.12.4.1, including the height, width, faucets, clear floor space, and required toe and knee clearance. 3. For Type B accessible units, per ICC A117.1 Section 1004.11.3, either all toilet and bathing areas shall comply with Section 1004.11.4.1 (Option A), or one toilet and bathing room shall comply with Section 1004.11.4.2(Option B). Please specify on the drawings what option each Type B accessible unit is designed to comply with, and provide the following: a) Provide and specify on the plans grab bar and shower seat reinforcement for the water closets, bathtubs, and shower compartments per the requirements of ICC A117.1 Section 1104.11.1. Include dimensions and heights of the required reinforcement. b) Provide and show on the plans the required clear floor spaces/clearances at the water closet, lavatory, bathtub and shower compartments as provided. c) Provide dimensions of the provided bathtubs or shower compartments to show how they comply with the applicable requirements for the option being designed to. d) If any details applicable to this sheet are provided elsewhere in the drawings, identify the specific details on this sheet. 4. Provide a section of the Bath lavatory to show and provide compliance with ICC A117.1 Sections 1004.11.3.1.1 and/or 1004.11.4.2.1 (See comment number 3 above), including the height, width, faucets, clear floor space, and required toe and knee clearance as applicable. Note that per Section 1004.11.3.1.1, if a clear floor space is positioned for a parallel approach, the clear floor space shall be centered on the lavatory. 5. At the Laundry equipment, please provide and specify on the plans the clear floor space required by ICC A117.1 Section 1004.10.1 Sheet U5.2 thru U5.4 and U5.6 thru U5.9 Note: these comments are based on the units on these sheets being Type B accessible units per ICC A117.1 Section 1004. If these units are a different type of accessible unit, then the applicable accessibility requirements for that type of unit will need to provide and demonstrate compliance with the type is being designed to. 1. Provide and show on the plan the maneuvering clearances at the primary entrance door per the requirements of 2009 ICC A117.1 Sections 1004.5.1 and 404.2.3. 2. Provide and show on the plans the clear floor space at the kitchen sink required by ICC A117.1 Section 1004.12.2.1. If a forward approach is being specified, provide in the plans a section detail of the kitchen sink to show how it meets the requirements of ICC A117.1 Section 1003.12.4.1, including the height, width, faucets, clear floor space, and required toe and knee clearance. 3. For Type B accessible units, per ICC A117.1 Section 1004.11.3, either all toilet and bathing areas shall comply with Section 1004.11.4.1 (Option A), or one toilet and bathing room shall comply with Section 1004.11.4.2(Option B). Please specify on the drawings what option each Type B accessible unit is designed to comply with, and provide the following: a) Provide and specify on the plans grab bar and shower seat reinforcement for the water closets, bathtubs, and shower compartments per the requirements of ICC A117.1 Section 1104.11.1. Include dimensions and heights of the required reinforcement. b) Provide and show on the plans the required clear floor spaces/clearances at the water closet, lavatory, bathtub and shower compartments as provided. c) Provide dimensions of the provided bathtubs or shower compartments to show how they comply with the applicable requirements for the option being designed to. d) If any details applicable to this sheet are provided elsewhere in the drawings, identify the specific details on this sheet. 4. Provide a section of the Bath lavatory to show and provide compliance with ICC A117.1 Sections 1004.11.3.1.1 and/or 1004.11.4.2.1 (See comment number 3 above), including the height, width, faucets, clear floor space, and required toe and knee clearance as applicable. Note that per Section 1004.11.3.1.1, if a clear floor space is positioned for a parallel approach, the clear floor space shall be centered on the lavatory. 5. At the Laundry equipment, please provide and specify on the plans the clear floor space required by ICC A117.1 Section 1004.10.1 Sheet U6.2 thru U6.8 Note: these comments are based on the units on these sheets being Type B accessible units per ICC A117.1 Section 1004. If these units are a different type of accessible unit, then the applicable accessibility requirements for that type of unit will need to provide and demonstrate compliance with the type is being designed to. 1. Provide and show on the plan the maneuvering clearances at the primary entrance door per the requirements of 2009 ICC A117.1 Sections 1004.5.1 and 404.2.3. 2. Provide and show on the plans the clear floor space at the kitchen sink required by ICC A117.1 Section 1004.12.2.1. If a forward approach is being specified, provide in the plans a section detail of the kitchen sink to show how it meets the requirements of ICC A117.1 Section 1003.12.4.1, including the height, width, faucets, clear floor space, and required toe and knee clearance. 3. For Type B accessible units, per ICC A117.1 Section 1004.11.3, either all toilet and bathing areas shall comply with Section 1004.11.4.1 (Option A), or one toilet and bathing room shall comply with Section 1004.11.4.2(Option B). Please specify on the drawings what option each Type B accessible unit is designed to comply with, and provide the following: a) Provide and specify on the plans grab bar and shower seat reinforcement for the water closets, bathtubs, and shower compartments per the requirements of ICC A117.1 Section 1104.11.1. Include dimensions and heights of the required reinforcement. b) Provide and show on the plans the required clear floor spaces/clearances at the water closet, lavatory, bathtub and shower compartments as provided. c) Provide dimensions of the provided bathtubs or shower compartments to show how they comply with the applicable requirements for the option being designed to. d) If any details applicable to this sheet are provided elsewhere in the drawings, identify the specific details on this sheet. 4. Provide a section of the Bath lavatory to show and provide compliance with ICC A117.1 Sections 1004.11.3.1.1 and/or 1004.11.4.2.1 (See comment number 3 above), including the height, width, faucets, clear floor space, and required toe and knee clearance as applicable. Note that per Section 1004.11.3.1.1, if a clear floor space is positioned for a parallel approach, the clear floor space shall be centered on the lavatory. 5. At the Laundry equipment, please provide and specify on the plans the clear floor space required by ICC A117.1 Section 1004.10.1. Sheet U6.9 1. The egress plan and floor plan for Unit 9 are conflicting. The egress plan indicates a 2-hour wall adjacent to the staircase and the floor plan indicates a 1-hour wall assembly. Please revise. Sheet D2.01 1. Wall Type W9 is missing from the wall schedule. Please provide. Sheet D2.01 1. There are multiple wall assemblies on this sheet that indicate a fire rating with no listed assembly. If prescriptive fire-resistance is to be used for these assemblies, please provide the table and item number that specifies the desired design. [Ref. IBC 2018 Sec. 721] Sheet D2.05 1. Please provide a listed 3-hour rated through penetration firestop assembly for the duct and pipe penetrations at the podium horizontal assembly. [Ref. IBC 2018 Sec. 714.4.1.2] Sheet D2.06 1. The floor assembly detail provided does not indicate the number of the listed assembly being utilized or the table and item number for a prescriptive assembly outlined in the 2018 IBC. Please revise this detail to include the rating of the floor assembly and the U.L. listed assembly number being used (if a prescriptive assembly is being utilized provide the table and item number of the assembly in Section 721.1). Sheet D2.10 1. The construction documents do not clearly indicate compliance with the parapet requirements of Section 705.11.1 of the 2018 International Building Code. Please provide a detailed parapet section detail clarifying the following: a. Parapet height above the roof surface and its relationship to the required fire-resistance rating of the exterior wall. b. Continuity of the parapet along required fire separation distances. c. Fire-resistance rating of the parapet, including materials and assembly. d. Continuity of fire-resistance protection at roof-to-wall intersections. Sheet D5.1 1. The wall section for the boiler room indicates an exterior wall assembly on sheet D1.5. This sheet is not included in the plan-set. Please provide. Sheet 8 (Civil Plan) 1. Please include the rim height of the upstream manhole in the private and public sewer lines. [2018 IBC Sec. 714] STRUCTURAL COMMENTS General 1. A geotechnical report has been provided: Job No. 29-223529-0 by Western Technologies dated March 19, 2024. However, this is not the report referenced by the structural engineer on Sheet S1.00-2 or the cover sheet of the structural calculations. The report reference by the structural engineer is Project No. 22-116 by Pattison Engineering, LLC. dated 10/7/2022. If a new geotechnical study and report has been provided for the site, please provide a copy of this report to the engineer of record and revise the information provided on Sheet S1.00-2 and the cover sheet of the structural calculations to coordinate. 2. For Building 2, there are calculations for the basement retaining walls which include footings, however Sheets S2.00 and S2.10A-2 show numerous footings throughout the basement for columns, stairs, and walls, and we could not find any “calculations” performed for these foundation designs. Please provide a complete set of structural calculations. MECHANICAL COMMENTS General 1. Please add the fire dampers and combination fire/smoke dampers to the mechanical schedule. Essentially, the fire damper rating and actuation must be in compliance with IMC Section 607.3 and subsequent sections of 607.3. Please provide information on the plans which demonstrate compliance with the code and ensures the proper fire dampers (i.e., 1.5 hour rated damper, etc.) are installed at the correct locations. 2. The mechanical plans indicate “Not For Construction”. Please provide final mechanical plans for construction. 3. Multiple locations on the plans indicate exhaust and dryer ducts penetrating rated floor and roof assemblies. In accordance with Section 717.6 of the 2018 IBC, ducts penetrating fire-resistance–rated floor or roof assemblies are required to be enclosed within a rated shaft unless an exception applies. Please revise the plans to indicate shaft construction and rating or clearly identify the applicable code exception and provide supporting details. 4. Please clarify how the refrigerant piping from the condensing units on the roof will be routed to each of the indoor units (i.e., refrigerant piping enclosure, IMC 1107.3.). Demonstrate on the plans how the refrigerant piping will be installed through the fire-resistant-rated assemblies. Please address IMC Section 1107.2, 1107.2.1 and 1107.2.2, 1107.4 and IMC Section 302.2. Review and provide details on the plans as applicable. 5. Please provide listed membrane penetration assemblies for dryer boxes. [Ref. IBC 2018 Sec. 714.4.2] Sheet M2.10 1. The supply fan SF B-1 is not included on the mechanical schedules. Please provide. Sheet M2.14 1. The garage exhaust fan GEF 1 is not included on the mechanical schedules. Please provide. 2. Duct penetrations of the 2-hour rated elevator shaft fire barrier are required to be protected with approved fire and smoke dampers in accordance with Sections 717.5.2 and 717.5.3 of the 2018 IBC. Please revise the plans to indicate the required dampers at all shaft penetrations, including damper type and rating, and provide supporting details demonstrating compliance. 3. The plans do not indicate the locations of condensing units CU 1-1 and CU 1-2 that serve FC 1-1 and FC 1-2. PLUMBING COMMENTS General 1. Please provide and demonstrate compliance for the following: a) Provide a hanger/support schedule IPC 106.3.1 b) Protection against contact. IPC 305.1 c) Pipes through foundation walls. IPC 305.3. d) Stress and strain. IPC 305.2 e) Waterproofing of openings. IPC 305.5 f) Protection against physical damage. IPC 305.6 g) Penetration protection for fire resistance-rated assemblies. IPC 307.3 h) Support intervals. IPC 308.5 and 308.9. i) Sway bracing. IPC 308.6. j) Anchorage. 308.7. k) Sealing annular spaces. IPC 315.1. 2. Please provide isometric drawings for the drain, waste, vent piping, supply piping, gas piping, and roof drain piping. [Ref. IPC 2018 Sec. 106.3.1] 3. Cleanouts are not clearly or consistently shown. Provide cleanouts at the base of stacks, at changes in direction exceeding 45 degrees, and at required intervals per IPC Section 708. Sheet 2.10 1. Plumbing systems shall not be located in elevator equipment rooms. The fire line is located in the machine room. Please revise. [Ref. IBC 2018 Sec. 3005.6] Sheet P2.20 1. Plumbing systems shall not be located in elevator equipment rooms. The sewer is running through the machine room. Please revise. [Ref. IBC 2018 Sec. 3005.6] Sheet P2.24 1. The plans do not appear to indicate the locations of cleanouts in the roof drainage system. Please revise. [Ref. IPC 2018 Sec. 1101.8] ELECTRICAL COMMENTS General 1. Provide exit signs and egress lighting at all exits and along all egress paths that comply with the IBC. Sheet E2.10 1. The elevator machine room needs GFCI protection as required by 2017 NEC Art. 620.85. 2. The communication board and emergency inverter may not be located in the elevator machine room required by 2017 NEC Art. 620.51 & 2017 NEC Art. 620.53. 3. The room where the elevator disconnect and the elevator cab light disconnect are shown does not comply with 2017 NEC Art. 620.51(C) or 2017 NEC Art. 620.53. This room shall be accessible only to qualified elevator people. Please clarify. 4. The elevator machine room as shown, where the elevator disconnects are located, does not comply with 2017 NEC Art. 620.23. The light and the receptacle shall be on a dedicated circuit. Please clarify. Sheet E2.30 1. Provide a GFCI 125 volt 20 amp receptacle in the top of the elevator shaft as required by 2017 NEC Art. 620.23. Sheet E2.50 1. Clearly identify all circuits that supply power to the exit/egress lighting unit equipment at the local distribution panel as required by 2017 NEC Art. 700.12(F). Sheet E2.60, E2.61, E5.40 thru E5.43 1. All laundry receptacles shall be GFCI protected as required by 2017 NEC Art. 210.8(A)(10). Sheet E2.61 and E5.43 1. The meter bank schedule states the meter banks are 65k/10k series rated but the apartment panels state they are 22k AIC rated. Clarify if this is a listed 65k/10k/22k series rated system. Provide compliance with 2017 NEC Art. 240.86. 2. Provide compliance with 2017 NEC Art. 250.58 for all grounding electrodes. Should you have any questions regarding the plan review comments, please contact the plan reviewer listed for the appropriate discipline. Architectural, Mechanical, & Plumbing reviewed by: Trevor Bies, Senior Plan Reviewer 602-338-9922 trevor.bies@stantec.com Accessibility reviewed by: Todd Morgan Plan Reviewer 407-845-9557 todd.morgan@stantec.com Structural Reviewed by: Joel Svoboda, RA Senior Associate 520-545-7415 joel.svoboda@stantec.com Electrical reviewed by: Russ Cox Senior Electrical Plan Reviewer 480-687-6049 russel.cox@stantec.com |
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| 02/20/2026 | Fire New Construction Standard | REQUIRES RESUBMIT | 1. Sheet T2.01, deferred submittals. You list automatic fire sprinklers and fire sprinklers. These are the same thing. Remove one from the list. 2. Sheet T2.02, applicable codes. Remove NWFD from the list. These buildings are not in the NWFD jurisdiction. 3. Sheet T2.01. Make a note stating buildings will be tested for emergency responder communication signals by PCWIN and reports provided to TFD. Installation of ERCES system will depend on the testing results. This is required for buildings over 35' (below grade storage or parking areas are not exempt from these requirements). 4. Include fire alarm information on sheet T2.01 or T2.02. Fire alarm in all buildings need to comply with IFC 907 and is a separate permit. john.vincent@tucsonaz.gov 5203495581 |
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| 01/13/2026 | Historic | REQUIRES RESUBMIT | These parcels are located within the Armory Park Historic Preservation Zone. Full Historic Review is required. SPECIAL DISTRICT SUB-RECORD: You must create a Special District (SD) Sub-Record in TDC Online for your Historic Review. For instructions on how to create a Sub-Record, see: https://www.tucsonaz.gov/files/sharedassets/public/v/2/pdsd/documents/tdc-faq/new-pdfs/sub-records.pdf. APPLICATION REQUIREMENTS: Historic Review requires a supplemental application called a Design Package. A separate Design Package is required for each building proposed/being rehabilitated as part of the All Saints Project. Please see the Historic & Special Districts Application Instructions for more information about submittal requirements: https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/special_districts_application_instructions_3.3.2025.pdf. As part of your Design Package, please include the following: project narrative, site plan, floor plan, roof plan, elevations, demolition plan, window and door schedule, materials exhibit and cut sheets where possible, photographs of existing conditions, Development Zone map as described in instructions along with precedent photographs. All materials required as part of your Design Package should be combined and uploaded to your Special District Sub-Record as a single PDF. REVIEW PROCESS: Design Packages for Full Historic Review will be reviewed by staff. Once the Design Package is deemed complete and fees are paid, staff will schedule a Full Review with the Armory Park Historic Zone Advisory Board and the Tucson-Pima County Historical Commission, Plans Review Subcommittee. Following board and commission review, comments will be forwarded to the PDSD Director, who makes the final decision. Conditions of approval are common and revisions to the Design Package will be required before final approval. Staff will generate a Notice of Decision and stamp the final approved Design Package. You can then resume the regular planning/building review process. QUESTIONS: For questions or to set up a meeting with Historic staff, please contact: desiree.aranda@tucsonaz.gov. | ||
| 01/09/2026 | Site Engineering Standard | REQUIRES RESUBMIT | Site Engineering Review TC-COM-1225-02345 405 S 6TH AV Summary: New multi-family residential development Site Engineering comments are as follows: 1. This commercial building permit cannot be approved until the associated development package, TD-DEV-1225-00302, is approved by all reviewers. UDC Article 3.3.3.7.a. 2. Please address all development package reviewers’ comments, and once the DP is approved, this permit can be reviewed against the changes for approval and issuance. A revised drawing set as well as an itemized comment response letter are required as part of the resubmittal. To re-submit, visit the Tucson Development Center Online at: https://tdc-online.tucsonaz.gov/#/home The instructions for resubmittal can be found at https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/tdc-faq/new-pdfs/revisions-and-resubmittals.pdf Engineering Associate: Ryan Insalaco ryan.insalaco@tucsonaz.gov |
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| 01/22/2026 | Site Zoning Standard | REQUIRES RESUBMIT | PDSD TRANSMITTAL FROM: Bobby Parsons Zoning Section Review PROJECT: TC-COM-1225-02345 - TD-DEV-1225-00302 415 S. 6th Ave. Tucson, AZ 85701 New Multifamily Residential (1st Review) TRANSMITTAL DATE: 1/22/2026 The site is located in HC-3 zone (UDC 4.7.22). Multifamily is a permitted use in this zone (UDC Table 4.8-4), Comments: Please resubmit revised drawings along with a detailed response letter which states how all Zoning Review Section comments were addressed. 1. Comment: Please ensure the building permit plans match the associated Development Package (TD-DEV-1225-00302). Sheet A0.1 lists the building footprint as 8,303 sf and 5,990 sf however the associated DP lists them as 8,106 sf and 5,804 sf. Also, the height listed for Building 2 is 36’ 7” however the DP lists the height as 31’ 9” and Building 5 is listed as 32’ 10” however the DP lists the height as 31’ 9”. 2. Comment: This site is located in Armory Park Historic Preservation Zone. Historic review and approval is required prior to zoning approval. 3. Comment: Site Zoning is unable to approve this permit until the associated DP (TD-DEV-1225-00302) has been approved by all reviewers including Historic. 4. Comment: Additional comments may be forthcoming depending on responses to zoning review comments and plans submitted. If you have any questions about this transmittal, please contact Bobby Parsons at Robert.Parsons@tucsonaz.gov. |
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| 01/02/2026 | PDSD Application Completeness Express | REVIEW COMPLETED |