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Permit Review Detail

Permit Number: T03CM02451
Parcel: 128102930

Review Status: Completed

Review Details: 3RD PARTY REVIEW-REVISION/OTHER

Permit Number - T03CM02451
Review Name: 3RD PARTY REVIEW-REVISION/OTHER
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
06/05/2003 WILDAN 3RD PARTY REVIEW-COMMERCIAL REVIEW Denied GENERAL COMMENTS:

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

2. Two building permit applications have been issued per City of Tucson rules. For purposes of review, two buildings on the same lot can be considered as portions of one aggregate building. (IBC 503.1.3)

Sheet A0.2 Site Plan

3. The City of Tucson has not yet issued approval of the proposed Development Plan. Therefore, subsequent to that approval, a coordinated construction Site Plan must then be submitted for approval by the City of Tucson. (IBC 106.2)

4. Please identify the dimension from the south property line to the most southerly edge of the proposed building portico. (IBC 106.2)

Sheet A0.5

5. The pool and spa drawing as submitted is incomplete and not yet ready for construction
permitting due to lack of specific structural, foundation and other details. Most often, a separate permit is issued at a later date when pool and spa construction drawings have been completed. Please clarify the intent. (IBC 106)

ARCHITECTUAL COMMENTS:

Sheet CS

1. The declared R-1 Occupancy use is for when occupants are transient with stays of less than 30 days. However, the proposed occupancy spaces are dwelling units with provisions for living, sleeping, eating cooking and sanitation. It would appear that the proposed resident use might be categorized as R-2. Please review, clarify and coordinate design requirement. (IBC 310)

2. The Gatehouse Occupancy is B, which includes accessory use for laundry and assembly. A room or space for assembly purposes and used by less than 50 persons and accessory to another occupancy shall be included as part of that occupancy. (IBC 302.1, 303.1, 304.1)

3. Please identify the number of stories for each building area. (IBC 503)

4. The area of the covered porches and covered walkways associated with each building area shall be identified on the drawing. The total building area for the proposed construction includes the combined area of the enclosed buildings and open roofed areas. (IBC 502.1)

Sheet A0.1

1. The basic allowable floor area for R-1/R-2 Occupancy, Type V-A, Automatic Sprinklers is 12,000 s.f. (Table 503). The floor area increase for 30 feet minimum width of open space completely surrounding the building is 75% x 12,000 = 9,000 s.f. (IBC 506.2). The increase for automatic sprinklers is 200% x 12,000 = 24,000 s.f. (IBC 506.3). The total allowable area for the proposed building complex is ( 12,000 + 9,000 + 24,000 ) x 3 stories = 135,000 s.f. (IBC 503.3). Please review and clarify on the drawing.

2. The occupant load for the guest building is declared to be 1 person per 200 s.f. However, the required occupant load for determining exiting widths shall be shown to account for egress convergence throughout the exiting system and include the maximum number of persons for which the facility is designed. Studios and 1-bedrooms have sleeping space for four occupants, and the two bedrooms have sleeping space for 6 occupants. The maximum occupant load for the guest building is thereby compiled to be 506 occupants. Please review and clarify on the drawing. (IBC 1003)

3. The exit stair width is declared to be 36 inches. However, stair plans show 48-inch wide stairs. Please coordinate. (IBC 106.1.1)


4. Four exit ways are declared. However, 6 exit doors are provided on the first floor guest building. Please review and clarify. (IBC 106.1.1)

Sheet A1.1 / A1.2 / A1.3 / A1.4

1. The wall type for the exit stair enclose is declare as Type N. However, Type N is for a plumbing wall. Please review and coordinate. . (IBC 106.1.1)

2. Exterior building walls and openings therein that are within 10 feet of the unprotected exterior face of a vertical exit enclosure, shall be rated at 1-hour with ¾ hour rated opening protection window. Please review and clarify construction detail. (IBC 1005.3.2.1)

3. Typical building section shall be shown and correctly orientated on the plan for each wing of the guest building. Please review and coordinate. (IBC 106.1.1)

4. Not all section marks and sheet locations are shown correctly. Section marks and sheet locations shall be reviewed and coordinated. (IBC 106.1.1)

Sheet A1.8

1. Please identify the size and location of the attic access. (IBC 1208)

Sheet A2.0

1. Section 1 is not cut at a coordinated location. Please correct. (IBC 106.1.1)

2. Please identify the roofing material classification. (IBC 1505)

Sheet A3.0

1. Water heater room combustion air louvers are not shown on the building elevation. Please review and coordinate all drawings. (IBC 106.1.1)

Sheet A4.2

1. Wall Type M is identified at the mechanical room next to Plan E2. However, there is no Wall Type M shown on the detail Sheet A9.0. Please review and clarify. (IBC 106.1.1)

2. Please identify the wall type next to the water heater room and guest space. (IBC 106.1.1)

Sheet A4.4

1. Buildings 4-stories or more shall have an elevator that complies as an accessible means of egress for emergency use under Section 211 of ASME A17.1 and standby power Sections 2702 and 3003. Provide specific compliance requirement on the drawing and in the elevator specifications. A State of Arizona permit is required for elevator installations. ( IBC 106, IBC 1003.2.13.1.1, IBC 1003.2.13.3)


2. Elevator shaft wall is shown as 1-hour fire rated. However, a 2-hour fire rating is required for buildings 4 or more stories. Please correct. (IBC 707.4)


3. Elevator shaft wall doors shall be not less than 1.5-hour fire rated. Please identify on the drawing and in the elevator specification. (IBC 714)

Sheet A6.1

1. Please coordinate fire door ratings to agree with the required wall fire rating. (IBC 302.1.1.1, IBC 1005.3.2, IBC 714)

2. The designation for Door Mark 20A is repeated four times on the door schedule. Please review and clarify. (IBC 106.1.1)

3. Please identify the required interior finish classification. (IBC 803)

4. The fire rating for required protected openings shall be declared and scheduled on the window schedule. .
(IBC 1005.3.2.1)

Sheet A7.1 / A8.0 / A8.1 / A8.2 / A9.0 / A9.1 / A10.0

1. Wall Type A, shown for the stair enclosure, is for a 1-hour party wall. However, a 4-story building requires a 2-hour fire rated vertical exit enclosure. IF 2-hour fire barriers are not vertically continuous in-line construction, then the supporting floor/ceiling assemblies/bearing walls must also be 2-hour construction. Please review and coordinate all details and drawings, especially at proposed ventilation duct chases adjacent to exit stair enclosures. (IBC 1005.3.2, IBC 706)

2. Required bearing wall fire-rated protection shall be continuous from the ground floor to the roof. Please correct and coordinate all details and drawings. (IBC 602.1)

3. It appears that the full depth blown-in insulation, within rated floor assemblies, is being proposed as a fire blocking material. Accordingly, the blown-in insulation shall be specified to having appropriate certified fire testing. Please identify that on the drawings and in the specifications. (IBC 716.2.1)

4. The fire sprinkler main is shown penetrating the wood floor joists. A structural wood floor joist capacity is affected by penetrations that reduce its load carrying capacity. Please coordinate with structural engineer for analysis and declare maximum diameter and placement of proposed holes through wood floor joists or show fire main below wood joists. (IBC 1604.4)

5. The required flame spread index and smoke-developed index for exposed insulation shall be identified on the drawing and in the specifications. (IBC 718)


Sheet GA2.5

1. Please identify the roofing classification. (IBC 1505)

Sheet GA4.1

1. Please identify finish material classification. (IBC 803)

Sheet GA7.0

1. The exposed walkway wooden structural members shall be protected as required for Type V-A construction or fire-retardant wood or heavy timber Type IV construction (minimum nominal 3 inches thick with automatic sprinklers) shall be used. Please review and coordinate requirements with the structural drawing Sheet S2.5. (IBC Table 602)

STRUCTURAL COMMENTS:

General

1. Calculations do not include a determination of seismic design conditions in accordance with 2000 IBC. The soils report declares a site class of D. Utilizing the IBC Seismic Design Parameter computer program disc, the seismic design category for the proposed Group 1 building site latitude and longitude, the Seismic Design Category is C. Please provide IBC Seismic Design Parameter Computer printout showing spectral acceleration for the proposed building site. (IBC 1604.5, IBC 1616.3)

2. The guest building is proposed as a 4-story light-framed repetitive 2x wood stud walls, wood joist floor and roof construction, gypsum board shear walls with floor dead loads of 30 psf. However, conventional framed buildings constructed in accordance with IBC 2308 in Seismic Design Category C are limited to 2-stories and building floor dead loads shall not exceed 15 psf.

3. Light-framed buildings over 2-stories tall in Seismic Design Category C, shall have an engineered lateral design in accordance with IBC 2301.2.1 or 2301.2.2. Please note that gypsum board shear walls shall not be used when building height exceeds the limitations for conventional light-framed construction provisions under IBC 2308. NEHRP does not allow use of the gypsum wall types for engineered construction. (NEHRP 12.4.3.2)

4. A coordinated detailed design calculations shall be organized with appropriate sketches to show how the proposed construction complies with all of the structural design provisions of the 2000 IBC including seismic equivalent lateral-force procedure (IBC Table 1616.6.3). At factored load levels, the maximum seismic story drift (diaphragm plus shear wall effects) shall not exceed the story drift limit in IBC Table 1617.3. Seismic drift shall be computed using earthquake forces without dividing by 1.4. The deflection of the blocked wood diaphragm and blocked wood shear wall shall be determined in accordance with IBC 2305. Please provide analysis method to determine deflections for unblocked wood lateral systems. The building total lateral drift under wind load shall be computed and shown to be compatible with the materials used. (IBC 1617.4.6.1, IBC 2308.11, IBC 2305, IBC 1604.3 )

The design criteria shall be enhanced to show on the drawings all that is required including site classification, SDS and SD1 , seismic use group, design base shear, component and cladding design wind pressure (psf) and the structural analysis procedure. (IBC 1603, IBC 1616)

5. The structural design for the roof and floor trusses has not been submitted. Accordingly, please provide the required designs with your resubmittal or provide a letter request for deferred design submittal identifying in the letter and on the drawing all deferred design items to be submitted at a later date. Sample request letter is attached. (IBC 106.3.4)

6. Please provide listing of all required special inspections on drawing S4.0 and provide the required City of Tucson Special Inspection Documentation for each special inspection agency. Sample document enclosed. Provide endorsed document for each special inspection agency. (IBC 1704)

Sheet S1.0 / S2.4

1. Type II Portland cement is generally used for foundations in the Tucson area due to sulfate contained in local soils. Please review and clarify on the drawing. (IBC 1904.3)

Sheet S1.1 / S1.2 / S1.3

1. Design dead load total is shown as 25 psf on the drawing, but is identified as 30 psf in the calculations. Please review and coordinate. (IBC 1604.4)

Sheet S2.5

1. Exposed wood construction utilized for a Type V-A automatic sprinklered building must be identified for meeting minimum 3-inch nominal thickness or specified as fire-retardant treated wood. Please coordinate with architect. (IBC Table 602)

Sheet S3.0 / S3.1 / S3.2 / S3.3 / S3.4

1. Please coordinate construction-bearing wall details coordinated with architect as required for Type V-A building. The ends of roof and floor joists shall be blocked. (IBC 602.1, IBC 2305, 2308.8.2)

Sheet S4.0

1. Bearing wall stud size is shown larger for upper floors than for lower floors. Please review and clarify coordination with design calculations. (IBC 1604.4)

2. Provide detail diagrams showing limitations for notching and bored holes in bearing wall studs and structural beams. (IBC 2308.9.8, IBC 2308.9.10, IBC 2308.9.11)

PLUMBING COMMENTS:

Sheet C-4 / P-1 / P1.2 / P1.3 / P1.4 / GP2.1

1. Please identify the rim and invert elevation of the next upstream sewer manhole to clarify potential need for a backwater valve. (UPC 710.1)

2. Cleanouts are required for sewer lines for each 100 feet or fraction thereof, in length of sewer piping. Please review and clarify. (UPC 707.4)

3. An additional cleanout shall be provided at each change of direction exceeding 135 degrees. Please review and clarify. (UPC 707.5)

4. Drainage gradient for all plumbing and condensate lines shall be identified at 2% minimum. Please coordinate all drawings and details. (UPC 708 / 718)

5. Please provide appropriate details for materials and installation of cleanouts. (UPC 707)

6. Identify on the drawings, compliance with the 2000 IBC and 1998 IECC as adopted by the City of Tucson and the 1994 UPC with State of Arizona amendments. (IBC 106.1.1)

7. Plumbing cleanouts shall not be located within an exit enclosure. An exit shall not be used for any other purpose that interferes with its function as a means of egress. (IBC 1005.1)

8. Provide legend and reference to drawing P4.1 for identification of all plumbing symbols abbreviations used on the drawings. (IBC 106.1.1)

Sheet P4.1

1. Please declare the maximum total weight of the gas water heaters for use by the structural engineer for the design of the supporting floor system. (IBC 1696.2)

Sheet P5.1 / P5.2 / P5.3 / P5.4

1. Provide coordinated schedule for analysis of waste fixture units for proper sizing of waste risers, laterals, branches and main vertical and horizontal drainage lines. (UPC 703)

2. Provide coordinated schedule for analysis of water supply fixture units for proper sizing of water supply branches, risers and main. (UPC 610)

3. Provide detail of plumbing riser vent pipes to the point of termination above the roof. (UPC 906)


MECHANICAL COMMENTS:

General

1. Duct penetrations are not allowed through exit enclosures except for ducts serving the exit enclosure. Please review and clarify ductwork at exit stair enclosures. (IBC 1005.3.4, IBC 715.5.3)

2. Please review HVAC supply duct serving the water heater room that also connects to the rated corridor. Coordinate duct construction and fire dampers. (IBC 1004.3.2.4, IBC 715.5.4.1)

3. Exhaust system penetrating rated ceiling/floor membranes shall be provided with an approved ceiling damper. Please review and coordinate all guest building details and drawings. (IBC 715.6.2)

4. Design shall be in compliance with seismic design category C. Delete reference to UBC seismic zone shown on Sheet M5.1. (IBC 106.1.1)

5. Provide notation on the drawings for compliance with 2000 IBC, 1998 IECC and 2000 IMC as adopted by the City of Tucson. (IBC 106.1.1)

ELECTRICAL COMMENTS:

Sheet MEP1.0

1. Provide catalog cuts of all outdoor lighting fixtures for compliance with Tucson Outdoor Lighting Code. (IBC 106.1.1)

Sheet E1.1

1. Provide notation on the drawing for compliance with 2000 IBC, 1998 IECC and 1999 NEC as adopted by the City of Tucson
Sheet GE2.3
1. The orientation of the plan is contrary to that of the other plans within the project submittal. Please rotate plan to agree with architectural plan orientation. (IBC 106.1.1)
Sheet E3.1 / E3.2
1. Reference to sheet E.4.3 for general and reference notes is incorrect. General and reference notes for guest rooms are on Sheet E3.3.

Sheet E4.1

1. Identify on the drawing the required system ground and bonding conductor sizes. (NEC 250)

Sheet E6.1

1. Provide clarification showing the basis for feeder and service conductor loads. (NEC 220-10 / NEC 220-32)

2. The general lighting load is shown at 2 w/s.f. which is appropriate for units without provision for cooking by tenants. However, the proposed residence inn is comprised of dwelling units and 3 w/s.f. is required. Please review and clarify. (NEC 220-3(a))

3. Dwelling unit heating load is declared as 65% of a central electric space-heating unit. However, the A/C load is not identified in the load schedule, which is at 100%. Please clarify A/C load and use larger of heating or A/C load. Coordinate with mechanical schedule on Sheet M5.1. (NEC 220-30)

ENERGY COMMENTS:

General

1. The R-value for the exterior wall insulation is not shown on the typical building cross sections. Please review and clarify. (IECC 104.2)

2. The U-value for the exterior wall glazing and the required solar heat gain coefficient < 0.4 is not shown on the fenestration schedules. Please review and clarify. (IECC 104.2, IECC 502.4)

3. Please Identify HVAC and hot water system equipment efficiency on the drawings. (IECC 503, 504 / 703, 704)

4. Please Identify HVAC and hot water system thermal insulation on the drawings. (IECC 503, 504 / 703 / 704)
5. The building envelope calculations as presented do not represent compliance with the 1998 IECC. Please correct and provide separate HVAC and Lighting calculations for each of the two buildings. (IECC 104.2)

6. The building envelope calculation criteria are not in compliance with the requirements of the City of Tucson Table 302.1 as adopted for the 1998 IECC. Please correct to the following criteria:

Winter Design Dry-bulb 30 F
Summer Design Dry-bulb 104 F
Summer Design Wet-bulb 66 F
Degree Days Heating 2100
Degree Days Cooling 2814
Climate Zone 4b

7. All energy calculations shall be seal, signed and dated by the registrant. (IBC 106)


ACCESSIBILITY COMMENTS:

Sheet A1.2 / A1.3

1. Guest laundry and equipment shall be identified and shown to be accessible. (IBC E1105.3)

2. Vending machines shall be specified to be accessible. (IBC E1105.4)

Sheet A0.3

1. Please identify the slope gradient for the proposed accessible ramp. (IBC 1108, ANSI 117.1)

Sheet 1D4.1 / 1D4.2 / 1D4.3

1. The extension of the convertible sofa into a bed impacts the accessible egress route required from the accessible bedroom to the exit door. Please review and provide accessible furniture layout that assures an accessible egress route not less than that required by ANSI 117.1-1998. (IBC 1108)

2. Accessible bedrooms shall be shown to have not less than 36 inches wide clearance on each side of the bed. (IBC 1108, ANSI 117.1-1998)

3. All accessible guest rooms, bathrooms, living rooms, dining rooms and kitchens shall each have a minimum 5 feet diameter clear turning circle or an identified accessible T-space for turning around.
Please identify appropriate turning spaces in all accessible guest units. (IBC 1108, ANSI 117.1-1998, Section 304)

Final Status

Task End Date Reviewer's Name Type of Review Description
06/05/2003 ELAINE ROSE OUT TO CUSTOMER Completed