CDI - Application Status

1.  The occupancy classification for this use most resembles and A-3 occupancy, rather than the plan noted A-4.  Please revise the occupancy classification notes.  (CBC 303)  The A-4 occupancies are for sporting events or activities, where spectator seating is provided.  These A-4 occupancies are typically open to the public and ticketed events.  The proposed facility appears to be primarily a dance school, where there may be some viewing by primarily family members. 

2.  The proposed A-3 occupancy is adjacent to an office building, which is designated as a B occupancy.  This will now be a mixed occupancy building.  Notes on the plans indicate the building is equipped with fire sprinklers.  CBC Table 508.4 requires one-hour fire-resistive construction between A and B occupancies in sprinklered buildings.  The building total area, along with the two story occupancy, will not be considered non-separated buildings per 508.3.  Please verify the one-hour fire-resistive construction and provide specifications on the plans to confirm this.  If there is not a one-hour fire-resistive assembly between occupancies, provide specifications and details for new construction.  All fire-resistive assemblies shall be tested and listed.  Approved assemblies are included in tables in CBC Chapter 7, or in the Gypsum Association’s Design Manuals, or UL listing.

3. There is not a path of travel shown to extend to the public sidewalk.  Either provide an accessible path of travel, or complete and return a hardship request form.  This form is required to document the cost of construction and determine that at least 20% of the cost of construction is being applied to accessible features at the entrance.  The approach is part of the entrance, so there will be need to be work done on getting pedestrians from the sidewalk to an entrance.  The form is at http://www.sccoplanning.com/pdf/bldg/hardshipexception.pdf .

4. Using an occupant load factor of 50 for the dance floor, 15 for the seating area, and  300 for storage areas, the total occupant load is 77.  This occupant load shall be posted near the main exit.  Please identify and locate the sign on the floor plans. (CBC 1004.3)

5. Doors serving areas with an occupant load in excess of 50 shall swing in the direction of exit travel.  Please revise the exterior door openings that currently swing into the building.  Include hardware and opening force specifications (CBC 1008.1.2)

6. The men’s room water closet area does not comply with CBC 1115B.3.4, item 4.  Please detail the water closet compartments to comply with the following:

Accessible water closet compartment. Accessible water closet compartments shall comply with the following:

4.1. The compartment shall be a minimum of 60 inches (1524 mm) wide.

4.2. If the compartment has a side-opening door, either in-swinging or out-swinging, a minimum 60 inches (1524 mm) wide and 60 inches (1524 mm) deep maneuvering space shall be provided in front of the water closet.

4.3. If the compartment has an end-opening door (facing the water closet), either in-swinging or out-swinging, a minimum 60 inches (1524 mm) wide and 48 inches (1219 mm) deep maneuvering space shall be provided in front of the water closet. The door shall be located in front of the clear floor space and diagonal to the water closet, with a maximum stile width of 4 inches (102 mm).

4.4. The water closet compartment shall be equipped with a door that has an automatic-closing device, and shall have a clear, unobstructed opening width of 32 inches (813 mm) when located at the end and 34 inches (864 mm) when located at the side with the door positioned at an angle of 90 degrees from its closed position.

4.5. The inside and outside of the compartment door shall be equipped with a loop or U-shaped handle immediately below the latch. The latch shall be flip-over style, sliding or other hardware not requiring the user to grasp or twist. Except for door-opening widths and door swings, a clear, unobstructed access of not less than 44 inches (1118 mm) shall be provided to water closet compartments designed for use by persons with disabilities. Maneuvering space at the compartment door shall comply with Sections 1133B.2.4.2 and 1133B.2.4.3, and in no case shall the space immediately outside of the water closet compartment door be less than 48 inches (1219 mm) as measured perpendicular to the compartment door in its closed position.

7.      Provide lavy and urinal mounting heights and clearance details to verify compliance with CBC 1115B.4.2 and 1115B.4.3.

8.        The drinking fountain shall be located in an alcove.  The details provided are not legible.  Please provide details and compliance with CBC 1117B.1.

9.      The amount of plumbing fixtures shown on the floor plans is adequate to comply with CBC Table 4-1.  However, the information on Sheet 1 is not accurate.  Please delete this information or revise it for accuracy. 

10.  Provide details for the accessible parking space to include “NO PARKING” in 12” letters at the unloading/loading aisle.  The maximum slope in any direction shall not exceed 2 percent for the vehicle space and unloading/loading aisle.  Locate and specify parking signage to include the following:

Second Plan Review

1.  Please complete and return an unreasonable hardship request form to allow a non-accessible path of travel from the public sidewalk to the entrance.  It is noted that the maximum slope in the lot does not exceed 2 percent.  However, a complying path of travel cannot occur behind parked cars.  A path from the sidewalk that connects to the access walk in front of the accessible parking space would comply.  This may be cost prohibitive and/or may have legal constraints.  Therefore, the unreasonable hardship form with costs documented may be submitted to waive this requirement.  This form is available at http://www.sccoplanning.com/html/misc/online_services.htm .  (CBC 1127B.1, 1134B)

2.  Please include details for the lavys.  Provide mounting heights and clearances to verify compliance with CBC 1115B.4.3.  A minimum 30”x48” clearance to the lavy in the women’s room will need to be provided, as a person in a wheelchair exits the accessible stall.  If the stall door is revised to be hinged on the opposite side, and the 3’ x 6’8” door is removed, this clearance will be provided.

3.  Please locate the 3’ wide detectable warnings on the site plan, rather than note this at the area above the accessible parking space.

1133B.8.5 Detectable warnings at hazardous vehicular areas. If a walk crosses or adjoins a vehicular way, and the walking surfaces are not separated by curbs, railings or other elements between the pedestrian areas and vehicular areas, the boundary between the areas shall be defined by a continuous detectable warning which is 36 inches (914 mm) wide, complying with Section 1121B.3.1, Item 8(a).

Only approved DSA-AC detectable warning products and directional surfaces shall be installed as provided in the California Code of Regulations (CCR), Title 24, Part 1, Articles 2, 3 and 4. Refer to CCR Title 24, Part 12, Chapters 12-11A and B, for building and facility access specifications for product approval for detectable warning products and directional surfaces.

If you have any questions regarding these comments, please contact Laura Brinson at 831-454-3151 or email laura.brinson@co.santa-cruz,ca.us .