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Permit Review Detail

Permit Number: T03CM02738
Parcel: 105122970

Address:
4121 N STONE AV

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
07/30/2003 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. Under Arizona Statute, Title 33-1211, a recorded condominium document is required to create a condominium complex. Please provide intended condominium document with your resubmittal. Reference IBC Section 106.

3. Under the Arizona Condominium Statute Section 33-1204, a condominium unit "constitutes for all purposes a separate parcel of real estate."

4. It should be understood from comment #3 above that if a condominium under Arizona Statute is constituted to be for all purposes "a separate parcel of real estate," then, as a single dwelling unit, it could be considered to be Occupancy Group, R-3. A condominium building according to the City of Tucson Building Official may be reviewed in Occupancy Group, R-2.

5. The applicable drawing title blocks shall appropriately designate building #2. The City of Tucson Development Services requests that a separate contiguous set of plans be provided for each separate building permit required. Please comply. Reference IBC Section 106.1.1.

ARCHITECTURAL COMMENTS:

Sheet A1

1. The designated building site numbers shown on the vicinity plan are not in agreement with the building numbers shown on the development plans, landscape plans, and sewer and water distribution plans. Please review and coordinate. Reference IBC Section 106.1.1.

Sheet A2

1. Please clarify appropriate classification for roofing material installations. Reference IBC Section 1505.

2. The required sound transmission rating for wall and floors separating dwelling units and dwelling units from HVAC equipment shall be not less than STC = 50. Floor and wall construction shall evidence appropriate construction such as that shown in the Gypsum Association Fire Resistive Design Manual. Reference IBC Section 1206.

3. Outline specifications are shown. Please clarify disposition of the detail specifications. Reference IBC Section 106.

4. A dimensioned construction site plan has not been provided for establishing distances from lot lines to buildings and building fire separation distances. Please review and provide with your resubmittal. Reference IBC Section 106.2.

5. Please identify which specific automatic sprinkler system standard is to govern the design and installation of the automatic sprinkler system. Reference IBC Section 903.3.1.1.

Sheets A3-II and A3a-II

1. Exterior wall code compliance shall be referenced to the 2000 IBC and not the 2000 IRC shown in the General Plan Notes. Reference IBC Section 106.1.1. IRC is not allowed for condominiums per Dave Mann, C.B.O., City of Tucson.

Sheet A3b-II

1. This sheet is designated building # 7. Please delete this plan from building #2 submittal.

Sheets A4-II and A4a-II

1. Roofs enclosed by parapets are prevented from shedding storm water freely over the eaves. Accordingly, both a primary and secondary roof drainage system shall be provided. Please review and show compliance with 2000 IBC and 2000 IPC and 1994 UPC. Reference IBC Section 1503.4, IPC Section 1107, IBC Section 102.1, and IBC Section 102.4.

2. Please clarify drainage of storm water away from the building and not over public access sidewalks. Reference IBC Sections 1803.3 and 3201.4.

3. Balcony guards shall be not less than 42 inches above the finish floor level. Reference IBC Sections 1003.2.12.1 and 1003.3.4.9.

Sheet A5d-II

1. The dimensioning and detailing of this drawing appears to be incomplete. Please clarify. Reference IBC Section 106.1.1.

2. The weather resistive barrier is not designated on the wall details. Please clarify. Reference IBC Section 1404.2.

Sheet A6-II

1. The drawing computer layers are not coordinated. Please fix. Reference IBC Section 106.1.1.

2. Clarify roof drain and overflow pursuant to 1994 UPC Appendix D and 2000 IBC.

Sheet D1-II

1. This drawing identifies many specific structural details and shall be sealed by the building design engineer for compliance and coordination with the structural design. Reference IBC Section 106.


STRUCTURAL COMMENTS:

Sheet S0.1

1. The site location appears to be in an open space, undeveloped area. Therefore, wind exposure C seems applicable rather that exposure B. See photographs in ASCE-7. Please review and clarify. Reference IBC Section 1609.4.

2. The soils report recommends spread footings supported on engineered fill. The structural drawings show a post-tensioned foundation system, but the general structural notes identify spread footings. Please review and clarify foundation design requirements with the soils engineer and provide a soils report addendum for the proposed post-tensioned foundation system and coordinate foundation drawing and general structural notes. Reference IBC Section 1802.6.

3. The drawing indicates epoxy anchors and expansion anchors. Please clarify use and installation for post-tensioned foundation. Reference IBC Section 106.1.

4. Please identify the accepted ICBO report number for the designed tendon anchorage. Reference IBC Section 106.1.1.

5. The manufacture of specified concrete shall be confirmed by special inspection and material tests. Reference IBC Section 1704.4.1.

Sheet S2.2.5

1. Delete this sheet from Building #1 requirements, since it is for Building #7 foundation. Reference IBC Section 106.1.1.

Sheets A5-II, A5a-II, A5c-II, and A5d-II

1. Details on these two sheets are referenced directly to structural details. The structural engineer shall review, coordinate and seal these two sheets for compliance and agreement with the structural design. Reference IBC Section 106.


PLUMBING COMMENTS:

Sheets A3-II, P3, and P4

1. Please clarify and provide dimensions and detail section clarifying required access and clearance for the water heater. Reference UPC Section 511.

2. Main plumbing lines are shown located directly below party shear walls and bearing walls. Plumbing lines shall be offset from party walls, shear walls, and bearing walls by a plan dimension, and an elevation established for the horizontal drain lines. No pressure water lines shall be located beneath post-tensioned foundation system. Please review and clarify. Reference UPC Sections 310.1, 312, and 313.3.

3. A backwater valve appears necessary, since the proposed finish floor elevation is not at least 1-foor above the next upstream manhole rim elevation. Please review and clarify. Reference UPC Section 710.

4. Provide code compliance note for 2000 IBC, 1994 UPC, and 1998 IECC as adopted by the City of Tucson. Reference IBC Section 106.1.1.

5. Please identify applicable specifics for plumbing fixture requirements, piping materials and accessories. Reference UPC Section 301.

6. Sanitary drainage lines and building sewers shall be noted to have a drainage gradient of not less than 2%. Reference UPC Section 708 / Section 718.

7. Please provide fixture schedules for proper sizing of water supply, drains, building sewer and private sewers. Reference UPC Section 610 / UPC Section 703.


MECHANICAL COMMENTS:

Sheets M3, M4, and M5

1. Provide code compliance note for 2000 IBC, 2000 IMC and 1998 IECC as adopted by the City of Tucson. Reference IBC Section 106.1.1.


ELECTRICAL COMMENTS:

Sheets A2, E1-II, E2-II, E3-II

1. Every unit may have its own electric meter, but each R-2 building shall have only one electric service. Please review and provide appropriate site electrical service distribution plan. Reference NEC Section 230-2.

2. Designate main service panel location and applicable condominium branch panel number location. Reference NEC Section 225-37.

3. Building #2 has 4 condominium units each proposed with a 200-ampere service. However, the service detail voltage and phase is not identified. Single-phase service of 120/240 volt exceeding 600 amperes or 120/208 volt three phase exceeding 225 amperes requires the seal of an Arizona licensed electrical engineer. Please review and clarify electrical service and distribution plans under seal of an Arizona licensed electrical engineer (AZ State Technical Board, Rule R4-30-302). Also, City of Tucson amendment to 1997 UAC requires Arizona electrical engineer-sealed drawings when new service exceeds 400 amperes. Reference UAC Section 302.2.1.4(4).

4. Smoke detectors shall be installed on the ceiling or wall outside of each separate sleeping area in the immediate vicinity of the bedrooms. Please review and show compliance. Reference IBC Section 907.2.10.1.2 and 2000 IFC Section 907.2.10.1.2.

5. Code compliance references the 2000 IRC. Please correct for compliance with the 2000 IBC, 1999 NEC, and 1998 IECC as adopted by the City of Tucson, since R-2 must comply with IBC, not IRC. Reference IBC Section 106.1.1.

6. Please provide fault current calculations. Reference NEC Section 110-9.

7. Please provide schedule for lighting fixtures and ceiling fans. Reference IBC Section 106.1.1.


ENERGY CODE COMMENTS:

1. The building thermal calculations as provided are not in agreement with the physical areas of the building perimeter walls and components as shown on the drawings. Please review and coordinate. Reference IECC Section 502.

Sheet A2

1. Roof insulation is noted to be R-55. However, that is not in agreement with the energy calculations. Please coordinate.

Sheets A4-II and A4a-II

1. The MEC thermal component U/R-values declared on the drawing are not in compliance with the values use for the thermal energy calculations. Please review and coordinate. Reference IBC Section 106.1.1.

Sheets M3 and M4

1. Please identify the required R-value for HVAC duct and refrigerant line insulation, and the required sealing of all ducts with approved products. Off-the-shelf duct tapes are not acceptable. Reference IECC Sections 503.3.3.3 and 703.8, and IMC Section 603.8.


ACCESSIBILITY COMMENTS:

Sheet A3-II

1. All ground floor dwelling units that are not two-story dwelling units shall be shown to be accessible Type-A units or Type B, as required. For development sites that have more than 20 dwelling units, 2% of the total dwelling units, but not less than one, shall be a Type-A accessible dwelling unit. Please review and designate Type-A and Type-B units on the construction site plan, and provide appropriate detail plans for Type-B accessible units and Type-A unit. A Type-A unit may be constructed in lieu of Type-B units. Reference IBC Section 1107.5.4.

2. All passage doors in a Type-B unit shall be accessible with not less than a 31.75-inch clear opening width. Type A requires not less than a 32-inch clear opening width. Coordinate door schedule. Reference IBC Section 1108, and ANSI 117.1, Sections 1002.5 and 1003.5.2.1.

3. The construction site plan shall clearly identify all required accessible routes. Reference IBC Section 1104.

4. Please provide appropriate details for accessible plumbing fixtures, storage, operable parts, windows, faucets, door hardware, counters, and other ADA components. Reference IBC Section 1108.

5. The face-to-face kitchen counter dimension shall be shown at not less than 60-inches. Reference IBC Section 1108, and ANSI 117.1, Sections 1002.12.1.2 and 1003.12.1.2.

Sheet E1.1

1. Class 1, Class 2, and Class 3 power supplies and transformers shall be accessible. Please review and identify location of all that apply. Location shall not be a clothes closet or attics. Reference C.O.T. Amendment NEC Section 725-
08/01/2003 EROSE1 WWM REVIEW Needs Review
08/01/2003 EROSE1 FIRE REVIEW Needs Review
08/01/2003 EROSE1 WATER REVIEW Needs Review

Final Status

Task End Date Reviewer's Name Type of Review Description
07/30/2003 ELAINE ROSE OUT TO CUSTOMER Completed