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Permit Review Detail

Permit Number: T03CM01133
Parcel: 122123800

Review Status: Completed

Review Details: 3RD PARTY REVIEW-COMMERCIAL

Permit Number - T03CM01133
Review Name: 3RD PARTY REVIEW-COMMERCIAL
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
07/23/2003 WILDAN 3RD PARTY REVIEW-COMMERCIAL REVIEW Denied GENERAL COMMENTS:

1. This project has been reviewed for conformance with the 2000 IBC, 1997 UAC, 2000 IMC, 1998 IECC, 1999 NEC codes with local modifications, and the 1994 UPC with State of Arizona Amendments. Any revisions to this plan will require an additional review and approval by Willdan.

2. The first review of the structure design is not completed pending written clarification of the occupancy and structural comments below.


ARCHITECTUAL COMMENTS:

Sheet 1

1. The proposed development is described on the drawing as "townhomes" for compliance with the 2000 IRC. The applicant's use of the term "townhome" is interpreted to having the same meaning as that given in the 2000 IRC and 2000 IBC for townhouse. Section R321.2 of the 2000 IRC establishes that each townhouse shall be considered a separate building. A residential occupancy building, which contains not more than two dwelling units, is occupancy group R-3. An R-3 dwelling can be rented, leased, let, or hired out. However, the drawing proposes the occupancy group as R-2, rental units, but the construction as presented on the drawings is that for townhouses. The applicant is requested to please review and coordinate the occupancy group with the proposed construction. Reference IRC Sections R202 and R321.2, and IBC Section 310.

2. If the applicant's intent is to construct R-3 townhouses, then the applicant must coordinate with the City and provide the required City of Tucson permit application for each townhouse. Reference IRC Section R105.3.

3. The discipline drawings reference the site plan for continuation of water, electric, and gas utilities, but the site plan does not show that. Please review and clarify. Reference IRC Section R106.1.1.

Sheet 2

1. The grade away from foundations shall fall a minimum of 6-inches within the first 10-feet or swales shall be detailed to ensure drainage away from the foundation. Reference IRC Section R401.3.

2. Please clarify the height of the first floor level above the adjacent finish grade. Reference IRC Sections R404.1.6 and R404.4.9.

3. Roof drainage shall not be allowed to drain over the public sidewalk. Please provide downspouts from roof and drainage beneath the sidewalk. Reference IRC Section R801.3, and IBC Section 3201.4.

Sheet 4

1. Provide notation for chemical soil treatment for termite protection. Reference IRC Section R324.

Sheet 5

1. The floor plan shows the stair handrail and second floor guard on the open side of the stair. The detail section shows the handrail on the wall side. Please review and coordinate. Reference IRC Section R106.1.1.

Sheet 6

1. Please clarify the installation details for the proposed stucco. Reference IRC Sections R703.6 and R703.9.

2. Roofs that do not drain freely over the eaves shall have a primary and secondary roof drainage system. The secondary drainage system shall be set 2-inches above the low point of the roof. The primary roof drain shall be set at the low point of the roof. Overflow drains shall not be connected to roof drain lines. Water shall be deposited not less than 5-feet from the foundation and shall not drain over the public sidewalk. Please review and clarify roof drainage system. Reference IRC Sections R801.3 and R903.4, and IBC Section 3201.4.

Sheet 7

1. Please clarify the installation details for interior wall covering. Reference IRC Section R702.

Sheet D1

1. Please enhance the stair, handrail and guard details for code compliance. Reference IRC Sections R314 and R315.


STRUCTURAL COMMENTS:

Sheet 1

1. If the applicant's intent is to construct occupancy group R-2 apartments, code compliance is required under the 2000 IBC. Accordingly, under the provisions of the 2000 IBC and proprietary manufacturer's ICBO Report ER-4203, engineering design calculations, including lateral design and drawings, shall be prepared and sealed by a qualified registrant and submitted for approval. Please review and coordinate design-engineering requirements with the occupancy group. Reference IBC Sections 106, 1604, and 1901.

2. If the applicant's intent is to construct occupancy group R-3 townhouses, sealed calculations are not required under the provisions of the 2000 IRC, provided the physical dimensions of the structural building are limited to plan dimensions not greater than 60 feet, not over 2-stories tall, story height not to exceed 10 feet, and other provisions required by IRC Section 404.4, R611 including the proposed proprietary manufacturer's ER-4203. However, the proposed structural building length and story height do not comply with the IRC limitation. Please review and resubmit including a sealed engineered design in accordance with the 2000 IBC, or revise the proposed structural building's physical size to comply with 2000 IRC prescriptive design. Reference IRC Sections R301.1.2, R404.4, and R611.

Sheet 4

1. The garage floor slope gradient shall be identified on the drawing. Reference IRC Section R309.3.

2. Portland cement Type II shall be used for foundations as recommended by ACI-318 for soils containing sulfate, which are known to occur in Tucson soils. Reference IRC Section R402.2.

Sheet 7

1. Identify the required structural design criteria for wind, seismic, site class, deflection, roof live load, and floor live load. Reference IRC Section R301.

2. The truss elements are noted for deferred design submittal. A letter request is provided for your use to request deferred design submittals for the approval of the building official. Reference IRC Section R106.3.3.

Sheet D1

1. Please complete the enclosed City of Tucson Special Inspection and Testing Agreement for all required special inspections. Reference IBC Section 1704.


PLUMBING COMMENTS:

Sheet 12

1. Please identify additional plumbing compliance with 1994 UPC as amended by the State of Arizona.

2. Please identify the slope gradient for the waste piping at not less than ΒΌ inch per foot. Reference UPC 708/718.

3. The ignition source for the gas dryer shall be located not less than 18 inches above the garage floor. Reference G2408.2.

4. Clothes dryer venting shall be noted to be separate and not combined with any other vent. Reference G2436.

5. Please indicate size and routing of the condensate disposal line and point of disposal. Reference M1411.3 and UPC 807.



MECHANICAL COMMENTS:

Sheet 11

1. An auxiliary condensate pan and drain are required. Please identify. Reference M1411.3.1.

2. Please clarify the installed weight for the A/C unit. Reference IRC Section R301.3.

3. The designated tonnage for the A/C unit is not legible. Please clarify. Reference IRC Section R106.1.1.


ELECTRICAL COMMENTS:

1. Compliance shall be noted for the 2000 IRC.

2. Please identify the conductor size required for each circuit. Reference E3604.


ENERGY CODE COMMENTS:

Sheet 5

1. Please identify on the drawing the required U-value and solar heat gain coefficient for all glazing and doors. Reference N1102.1 and N1102.2.

2. Please identify on the drawing the R-value for walls and roof-ceiling insulation. Reference N1102.1.

3. Please coordinate the area of glazed windows and doors used in the energy calculations with the areas shown on the drawing. Reference IRC Section R106.1.1.

4. Please substantiate the R-value used for the proprietary wall system and coverings. Reference N1102.1.1.

5. The model energy calculations are noted for compliance with the 1995 MEC. However, compliance is required for either the 2000 IRC or the 1998 IECC. Please revise calculations for compliance. Reference N1102.1.


ACCESSIBILITY COMMENTS:

1. Two story apartments without an elevator and townhouses are exempt. Reference IBC Section 1107.5.4.
07/25/2003 EROSE1 ENGINEERING REVIEW Needs Review
07/25/2003 EROSE1 WWM REVIEW Needs Review
07/25/2003 ELAINE ROSE ZONING REVIEW Needs Review
07/25/2003 EROSE1 FIRE REVIEW Needs Review
07/25/2003 EROSE1 WATER REVIEW Needs Review

Final Status

Task End Date Reviewer's Name Type of Review Description
07/23/2003 ELAINE ROSE OUT TO CUSTOMER Completed