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Permit Review Detail
Review Status: Completed
Review Details: 3RD PARTY REVIEW-COMMERCIAL
Permit Number - T03CM02738
Review Name: 3RD PARTY REVIEW-COMMERCIAL
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 06/11/2003 | WILDAN | 3RD PARTY REVIEW-COMMERCIAL | REVIEW | Denied | GENERAL COMMENTS: 1. This project has been reviewed for conformance with the 2000 IRC, 2000 IBC, and 1997 UAC Administrative Code. Any revisions to this plan will require an additional review and approval by Willdan. 2. A detailed construction site plan for the proposed complex residential building project, was not submitted with the plan documents. Please provide with your resubmittal. (IBC 106.2 / IRC R106.2) 3. The approved Development Plan calls for the construction of 48 single-family dwelling condominiums. The inclusion of the adjective label "single-family dwelling" conveys the concept of what in code language may be described as "townhouses", R-3 Occupancy. However, the construction plans identify R-2 Occupancy and includes stacked dwelling units which would not be allowed under the IRC Code terminology of "townhouse" or "single-family dwelling". Please review and provide substantiation of what is required by the approved Development Plan. (IBC 106, IRC R106) 4. The permit application card issued by the City of Tucson, describes the permit as for "townhomes". However, the City of Tucson requires that all single-family dwellings and townhouses be individually permitted. However, the proposed building plans show more than one dwelling unit within the building offered for permitting and the Occupancy on the plans is described as R-2. The code review statements issued by the architect are in conflict, identifying both "townhomes" and R-2 Occupancy. Please review and clarify. (IBC 105, 106, IRC R105, IRC R106) 5. Architectural details and sections are required to fully describe the fire-resistive construction and finishes at specific building locations. However, much of what should be architectural details and sections are referenced with structural detail marks. Structural details by their very nature are not intended to shown definitive architectural details. Please review and clarify. (IBC 106.1.1, IRC R106.1.1) 6. Plumbing and mechanical systems may not be located within a common fire-resistive wall shared between townhouses. Townhouse or single family dwelling systems must be separate. Please review and clarify. (IRC R105, IRC R106, R321.2) 7. Single-family dwellings or townhouses constructed as Type V-B buildings abutting each other along a property line are required to have either two structurally independent separate 1-hour rated fire-resistive walls or one 2-hour rated fire-resistive common wall. Please coordinate all details and clearly describe by architectural code review note, which fire-resistive wall type is being provided. (IBC 503.2, IRC R321.3) 8. Subsequent to telephone verification by the architect with Willdan personnel on Monday 9 June 2003 and Tuesday 10 June 2003, that the proposed building construction is as required under the 2000 IRC for "townhouse", R-3 Occupancy, the architect telephoned later to direct that the plans be reviewed as "condominiums". (IBC 105.3, IRC R105.3) 9. Under Arizona Statute Title 33-1211, a recorded condominium document is required to create a condominium. Under Title 33-1204A, " If there is a unit owner other than a declarant, each unit that has been created, together with its interest in the common elements, constitutes for all purposes a separate parcel of real estate." Under Title 33-1205B, "Except as provided in subsection A, this chapter does not invalidate or modify any provision of any zoning, subdivision or building code or other real estate use law, ordinance or rule." Title 33-1212 provisions relate to the description of "Unit Boundaries" and the portions of walls that may be considered finish materials and other portions that are common elements. As described by Statute, each condominium unit constitutes a separate parcel of real estate. A residential condominium is not just another dwelling unit within a building. Condominium owners shall therefore be afforded the same protection as other single-family dwelling property owners. Adjoining common party walls along condo boundaries shall be designated as having not less than a 2-hour fire-resistive rating. Floors separating condominium units constitutes a hybrid of the single-family dwelling code concept. Nevertheless, if allowed under the approved Development Plans and condominium document, floors separating residential condominiums in buildings constructed of Type V-B materials, shall have not less than a 2-hour fire-resistive rating. Please provide recorded condominium document with your resubmittal. (R302, R321, and IBC 503.2, IBC 302.3.3, AZ Statutes Title 33) 10. The architect has indicated in a telephone conversation with Willdan personnel, 10 June 2003, its desire to suppress the Third Party Contract issued by the City of Tucson and endorsed by the architect's agent, Metro Permit Express. The architect related that it may seek to suppress the plans examination required under the application for permit and offer revised documents to support a model plan scope of work for the proposed residential development plan. Pending clarification of architect's intentions, an invoice is issued by Willdan for payment of services rendered. (IBC 108, IRC R108) 11. The construction documents are rejected pending resolution of the foregoing comments. (IBC 105.3.1, IBC 106.3, IRC R105.3.1, IRC 106.3) |
| 06/12/2003 | EROSE1 | WWM | REVIEW | Needs Review | |
| 06/12/2003 | EROSE1 | FIRE | REVIEW | Needs Review | |
| 06/12/2003 | EROSE1 | WATER | REVIEW | Needs Review |
Final Status
| Task End Date | Reviewer's Name | Type of Review | Description |
|---|---|---|---|
| 06/12/2003 | ELAINE ROSE | OUT TO CUSTOMER | Completed |