1101 E MARINE VIEW DR 2019-02-07

• • 5. The stairs do not line up on the floor plans. The basement plan shows the stairs adjacent to the center wall, the floor framing plan calls out a 35 inch space between the stairs and the wall. Revise plans to show correct stair alignment of stairs on each floor level. 6. Bedrooms shall not constitute the only means of access to other bedrooms or habitable spaces and shall not serve as the only means of egress from other habitable spaces. Section 404.4.2 International Property Maintenance Code (IPMC) 7. Every bedroom shall have access to at least one water closet and one lavatory without passing through another bedroom. Section 404.4.3 IPMC 8. Provide minimum 50 CFM exhaust fan in all Bathrooms, Utility Rooms (and closet), and in similar rooms. 9. Provide foundation plan for the deck showing location of all footings and posts. Show all retaining walls on foundation plan. If the posts supporting the deck or attached to the retaining walls provide detail of the connection capable of resisting uplift and lateral displacement. 10. Show deck and stairs on the plan view. It appears that there is a landing at the bottom of the stairs from the deck and then the stairs turn 90 degrees, the step down to the landing needs to be at least as wide as the landing above it to eliminate a fall hazard (also see site plan). 11. Provide handrails for all stairs, interior and exterior. Show requirements on the plans. Show handrails in plan views. R311.7.8 IRC & 304.12 International Property Maintenance Code (IPMC). 12. Provide building section specific to this structure. Show floor to ceiling height on each level. Habitable space, hallways, bathrooms, toilet rooms, laundry rooms and portions of basements containing these spaces shall have a ceiling height of not less than 7 feet (2134 mm). 13. Provide stair section and details for all stairs. Show rise and run and floor to floor height (ground to deck height). Show handrail size and placement, fireblocking, stringer size and quantity, headroom and construction including stringer attachment to floor system. The exterior stairs show a rise of 67 inches to the top of the beam supporting the deck joists, the deck joists and decking add another 8.75 inches for a total of 75.75 inches divided by 9 (number of risers shown) equals 8.4 inch risers. The maximum riser height is 7.75 inches. This calculation should be done for each staircase based on the total rise of the stairs. S:\1Common\Clerical\3Heilman\CW 1601-004(1101 E Marine Vw Dr).doc