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  1. R

    Existing ramp with no landing

    We would be able to add the power door operator and be within the 20%. However, remodeling the ramp or warping sidewalk would put us over 20%. I'm just wondering if the power operator would do any good....seems like it would help in both directions and at least shows some due diligence.
  2. R

    Existing ramp with no landing

    Existing small bakery has an interior ramp sloping down 4" (1:12) to the entry doors (they are outswing)....there is no landing at the interior side of the doors. There are many of these (older buildings) where the floor is 4"-6" above the sidewalk, and this interior ramp solution is somewhat...
  3. R

    Fire-Resistance Rating Requirement Rating for Exterior Walls in Existing Buildings with a Zero Separation Distance to an Interior Lot Line

    Is this a change of use or a change of occupancy? I thought one was stricter than the other.
  4. R

    Shouldn't the IRC Require Flashing for Deck Ledger Attachment in Section R507?

    All of these flashing details assume the structure has sheathing behind the siding or stucco. What do you do when you have a structure with wire backed plaster (or wood siding attached directly to studs) and no sheathing (typical 1950's post war homes)? Seems too invasive to open up a large...
  5. R

    A fire-resistance rating of ½ hour when residence is equipped with fire-sprinklers.

    Don't you need sound separation between dwelling units (as this listing shows)?
  6. R

    The Future of Urban Spaces: Repurposing High-Rise Office Buildings - Thoughts?

    A little off topic but similarly indoor shopping malls so poular in the 70's/80's are half vacant near me. There was a proposal to add a new floor on top for residential, and try to get some anchor tenants below, but it fell through. Monster buildings with tons of parking....empty.
  7. R

    Attachable Bidet

    The Toto was very difficult installing (this was a model 5 years ago)....a fitting was constantly leaking and others on the interweb had the same issues. Maybe they've addressed it. I was doing some caregiving and it was a great item to have. I do believe they will become more popular.
  8. R

    Cable Railing

    The system I have used actually states to install the cables 3" o.c. to address the deflecton issue. Also, there are vertical cable systems that deter kids from climbing. Don't write off cable systems....they allow view and don't have wind loads to deal with like glass.
  9. R

    Emergency access gate width for vehicles

    And if the gate is lockable, you will need to provide access to firefighters.
  10. R

    Exits from Story

    Interesting. How do the other 4 apartments exit?
  11. R

    Concealed spaces/attic spaces in combustible construction.

    I had a similar question about ceilings in 1 hour construction, but looking at Table 601, I don't see any requirements for ceilings....only floors, roofs and bearing walls.
  12. R

    Ceiling requirements at commercial hood

    That's great information. It's a 1920's Type 3 building, 2 stories, 7000 sq. ft. I don't know if it's considered 1 hour construction or not....that's what is making this difficult. I don't even think they had 1 hour construction back then....but if built today, it would have to be. The AHJ said...
  13. R

    Ceiling requirements at commercial hood

    Yes agreed. But since the hood penerates the ceiling up into the attic (concealed space....wood framing) I need a 1 hour enclosure of it.
  14. R

    Ceiling requirements at commercial hood

    The ceiling is not part of a rated assembly. The hood lip is below the ceiling line but the top of hood is above the ceiling. I'm going to box in the hood above the ceiling for a 1 hour enclosure (since it's in a concealed space there) but am confused about the side clearances of the hood where...
  15. R

    Ceiling requirements at commercial hood

    Greetings. This is a head burner for me. I'm remodeling a restaurant that involves moving a Type 1 hood to a new location (with an 8' gyp. bd. ceilng instead of the existing 10' gyp. bd. ceiling). The hood will need to penetrate the ceiling about 6" because of the height & lower ceiling. Does...
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    California ADU and Fire Assemblies for Wall and Floor/Ceiling

    I know you didn't ask about this but did they require you to do anything with the existing slab floor? Usually insulation and vapor retarders are required for dwellings. Can be done, but tricky.
  17. R

    Mechanical Component of The Day - Economizer

    I'm currently remodeling a small restaurant with an existing economizer HVAC unit on the roof. The code requires a certain amount of fresh air supply in the restaurant. This building has no operable windows. I don't believe the commercial hood supply fan counts toward fresh air since that is...
  18. R

    Floor assembly rating between R2's.

    Ryan, good question about the 2 hour supporting construction (green). I had a plan checker require it on both sides as he said the code does not recognize an asymmetric fire assembly. But there is a provision in the code for asymetric exterior wall assemblies in 705.5 (California) based on fire...
  19. R

    Tying Roof Drains Into the Footer Drain

    I always like separate lines, but my civil engineer has been combining them for years. In any case, I have him separate them until they are away from the foundation, then drop them into a Christy Box with one outflow (at a lower elevation). This allows visual inspection and cleanout.
  20. R

    Is there a minimum size kitchen for an ADU in California?

    Several cities have required washer/dryers also for the ADU's.
  21. R

    Lateral support for free-standing decks

    I'm not an engineer, but the code used to place columns into 3 categories....short, medium and long, based on the L/D ratio (length over column dimension). The longer the column, the greater the moment at the base. So the bracing was able to transfer the diaghram stress into the column at a...
  22. R

    ADU over new construction garage

    I'm working on one now, the city would require public Design Review for the garage (even though 3 sides of it are below grade), but the ADU is exempt from Design Review. The accepted solution was to call the garage a basement for the ADU....therefore no design review. We will convert it to the...
  23. R

    Separate dwelling units on a lot with a shared deck.

    Good question. Since they are the same occupancy (R-3) on the same property, is a FSD even required between them?
  24. R

    2304.12.1.2 Wood supported by exterior foundation?

    correct. That's part of the reason the code has those clearances....not just for decay but to see the vertical termite tubes. I'm in an older stucco home where the stucco was allowed to run below the soil....no weeps. It's a wonderful clean look but I've had termites and I'll never be able to...
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