1929 VIRGINIA AVE 2023-10-23 - Laserfiche WebLink

1. The project appears to have significant modifications that are not being currently shown as "new" construction. All ch a nges from the origina l building layout, including those that were performed by a previous owner without permits, must be shown as new work. This includes any building modifications that are physically present but were not performed with permit. 2. Unpermitted modifications to the building may have altered and compromised the structural system(s) for the building. Complete structura l framing plans should be included in the drawing set and submitted for review. The framing plans should show all roof and floor framing, and vertical framing (walls, posts, etc.) providing a complete load path from the roof to the foundations. 3. Conti nu in g with the previous com me nt, the rear 30-40% of the building is not origina l(i.e., portion containingthe kitchen and stairway, and possibly part ofthe rear bedroom). While this portion may have been added with a permit, this is unclear. Futhermore, it appears possible that the addition involved demolition to part of the rear load -bearing wall. While complete justification of the addition is not being requested, the structural plans should verify that the load path was modified appropriately. Since the existing stairway does not appear original, it appears likely that a pre-existing stairway was demolished and floor openings infilled. Old infill construction should be verified to not compromise the load path of the modified building load paths. Modifications to the existing exterior wall to add, enlarge, infill, or otherwise change the openings require modified structural framing. 4. Sections should be provided through the building clarifying the construction, minimum one in each direction. Reflected ceiling plans should be included indicating the ceiling heights and sloped surfaces, particularly at the basement and attic levels. 5. The basement level is not permitted as habitable space, and is documented as unfinished space per the County Assessors records. Therefore, all improvements to the basement level must be shown as new construction and are required to comply with the requirements for new construction. Head heights may comply with exceptions for existing basements, but are required to comply throughout the convert space. 6. The original garage door opening at the basement level is now an exterior wall. The wall is required to comply with the requirements for new construction. 7. The details indicated that the new headers have been provided for the egress windows at the basement bedrooms. Headers do not appearto be shown in the plans as indicated. 8. The plan dimensions, are not consistent for all levels. Based on a review of building photography, the exterior walls should generally stack from the attic level to the basement. Additional attic and crawl spaces should be shown. Access to these areas should be provided. 9. The exteriorframing appears to have been exposed (i.e., original wall finishes replaced or finishes added to previously unfinished framing). The building envelope is required to comply with the insulation requirements of the energy code. 10. It appears the stairway is not original and is therefore required to comply with the code requirements for new construction. The rise, run, and width of the stairs and landing should be stated. Sections through the stairs showing the head clearances should be included. Handrails are required. The barn door in the kitchen providing stair access to the attic level may not comply with landing requirements and need to be modified or removed; at a minimum, the door appears to require safety glazing.