533 State Street Staff Report January 15 2019Memorandum
TO: Building & Fire Code Appeals Board
FROM: Andrew Stuffier, Chief Building Official
SUBJECT: Ratification of Hardship; 533 State St. - Elevator Exemption for BLD 2017- 02818
RATIFICATION OF HARDSHIPS Pursuant to the 2016 State Building Code, Section l lB-202.4 Exception 8, whenever the Building Official determines that the application of all of the accessibility provisions of the code creates an unreasonable hardship, the Building Official ' s determination must be ratified by the local Appeals Board. "Ratification" is a review and approval (by vote) of the basis for the granting of the hardship. The Appeals Board may choose to not ratify the Building Official ' s decision and then must give the Building Official additional direction relative to the extent of accessibility that the Board feels is reasonable.
According to the 2016 State Building Code definition of "Unreasonable Hardship", the question before the Appeals Board during any accessibility hardship ratification is this:
Is the extent ofaccessibility being required by the Building Official reasonable after considering the following?
• The cost ofproviding access as prescribed by the Code is a minimum 20% ofthe cost of construction and can be more where found to be appropriate.
• The cost ofall construction contemplated • The impact ofCode mandated access improvements on the financial feasibility ofthe
project • The nature ofaccessibility which would be gained or lost by granting a hardship • The nature ofthe use ofthe facility under construction and its availability to persons with
disabilities
PROJECT DESCRIPTION This is an existing four story hotel that is located within a multi-use building. The hotel is undergoing a renovation that will impact all guest room & their respective bathrooms. Minor alteration are proposed to the lobby. The rear parking area will be restriped as part of the Path of Travel obligations and a new ramp will be built to provide access from the parking area to the existing lobby.
COST OF PROVIDING ACCESS Because the construction valuation is more than $161,298.00 the State Building Code requires Full Compliance with the Path of Travel requirements provided this does not create an unreasonable hardship. Projects that are above $161,298.00 are required to invest, at the very least, a minimum 20% of the project cost towards Path of Travel improvements. The minimum amount allowed to be spent for this project would be $87,967.00. The applicant has already committed to spending $96,027.00 towards accessibility improvements that include an accessible route from the parking lot and new accessible bathrooms in the mobility rooms. The proposed upgrades will constitute 21.8% of the cost of construction.
Full compliance with the Path of Travel requirements would necessitate abandoning the existing non-compliant elevator and replacing it with a new elevator, a new shaft and electrical upgrades to power the new unit. Providing a new elevator would increase the total cost of accessibility improvements by an additional $364,600.00.
The applicant has also requested relief for upgrades required at the lobby restrooms and 27 of the existing 75 suites will not meet the " touchabilty" requirements of CBC 11B603.6. This code section requires the non-accessible guest room suites to provide minimum dimensions.
COST OF ANTICIPATED CONSTRUCTION CONTEMPLATED The project has a construction cost of $439,836.00. The elevator would add an additional cost of $364,600.00 for a grand total of $804,436.00 or 182% of the original project budget.
The applicant has indicated that all work (elevator, non-accessible guestrooms & the lobby restrooms) would exceed a total cost of$400,000.00 and represents a minimum of 191% of the original project budget.
IMPACT OF CODE MANDA TED ACCESS IMPROVEMENTS ON THE FINANCIAL FEASIBILITY OF THE PROJECT The $364,600.00 costs of the required elevator accessibility improvements represents an additional 82% of the total cost of construction. For all upgrades listed above this percentage would be increased to a minimum.
NATURE OF ACCESSIBILITY WHICH WOULD BE GAINED OR LOST BY GRANTING A HARDSHIP As an alternative, the applicant has provided a written procedure that administratively outlines have staff provide assistance for people with disabilities to be escorted and assisted with the usage of the non-compliant elevator door clearance and manual operations. See attached equal facilitation letter that outlines the program that is to be provided and the modifications that can be completed to provide the greatest access.
NATURE OF THE USE OF THE FACILITY UNDER CONSTRUCTION AND ITS AVAILABILITY TO PERSONS WITH DISABILITIES
1. This is an existing multi-storied hotel facility with an existing elevator that has the following cab dimensions of 50 W' wide x 56\/i" deep. (19.64 sf. cab area). Per the 2016
CBC 1 lB- 407.4 elevator exception for existing buildings the required minimum dimensions are now 48" wide x 54" depth (l 8sf. cab area). The elevator is equipped with a 36" wide manually retractable gate which provides only a 33" clearance when it is in its open position. The retractable gate has no delay device so that gates closes immediately upon hand release.
The following elevator features are out of compliance: a) Per CBC 1 lB- 407.3.1 Car gates are prohibited. b) Per CBC 1 IB- 407.3.2 Operation of the door shall open and close automatically currently
it is a manual operation. c) Per Table CBC l lB-407.4.1 The center access door that does not provide the required
42" minimum clearance. d) Per CBC l lB-309.4 - The operation of the gate exceeds the maximum 5 lb. force to
operate.
2. The applicant has identified the following hardships in their CASp letter. a) Requirement # 1 - interior ramp & landings to the lobby restrooms - The City has
determined this work is technically infeasible. b) Requirement #2 - Men' s restroom entry door strike side is non-compliant. Applicant is
requesting a hardship. c) Requirement #3 - Men's restroom water closet positioning is non-compliant. Applicant is
requesting a hardship. d) Requirement #4 - Women's restroom grab bars are non-compliant. Applicant is
requesting a hardship. e) Requirement #6 - Non-Accessible Guest Room Fixture "Touchablity" requirement. The
City concurs with the applicant's request.
RECOMMENDATION In light of the above, the City Building Official recommends ratification of the building owner's request for a hardship request to Requirement #6 and eliminating the elevator upgrade. A copy of the project's Access Compliance form, Construction Valuation and Hardship documentation have been attached in order to help clarify the costs associated with this recommendation.
Camarillo CASp Services PO Box 2796 Camarillo, CA 93011 (805) 444-9501 www.camcasp.com
December 21, 2018
Access Advisory Committee City of Santa Barbara Subject: Hotel Santa Barbara Renovation Project
Accessibility Compliance Issues Hardship Requests
Dear Access Advisory Committee members:
As a licensed Certified Access Specialist by the State of California, I have been retained by Sherry and Associates to provide my professional analysis and recommendations regarding their hardship requests for improvements to the Hotel Santa Barbara located at 533 State Street in the city of Santa Barbara. This letter shall serve as my CASp analysis and recommendation for this property and the planned renovation project.
The current scope of the non-access related remodel work is estimated to cost $439,836. In addition to this construction cost, the project is including an additional $90,527 (20.6% of the non-accessibility related improvements) in accessibility upgrades throughout the building. While the non-access related costs exceed the maximum valuation threshold of $161,298 for 2018, the local jurisdiction may waive specific accessibility
improvements if these improvements are determined to present an unreasonable hardship. Following are specific items Sherry and Associates is requesting a waiver from , as they present an unreasonable hardship to the project. These additional items, if required would add more than $400,000 to the construction cost, making the entire project financially infeasible, and thereby denying any accessibility improvements to this building. Therefore, in an effort to improve access where it is both financially and physically feasible, we recommend the City of Santa Barbara accept the hardship requests listed below.
If you have questions regarding my recommendations, please contact me at your convenience by email at david@camcasp.com or by phone at (805) 444-9501.
Sincerely,
Access Compliance Review and Hardship Recommendations Deo 21 , 2018
Hotel Santa Barbara - 533 State Street
Page 1
Issue #1: Interior Ramp to Gender-Specific Restrooms
Requirement 1: 118-405.7.2 Width. The landing clear width shall be at least as wide as the widest ramp run leading to the landing.
Requirement 2: 118-505.10.1 Top and bottom extension at ramps. Ramp handrails shall extend horizontally above the landing for 12 inches (305 mm) minimum beyond the top and bottom of ramp runs. Extensions shall return to a wall, guard, or the landing surface, or shall be continuous to the handrail of an adjacent ramp run.
Requirement 3: 118-405. 7 .3 Length. The [top] landing clear length shall be 60 inches (1524 mm) long minimum. 11 B-405.7.3
Existing Condition 1: The bottom landing of the existing ramp narrows down to 35" wide due to the existing cast concrete structural wall.
Existing Condition 2: Due to the location of the concrete wall opening at the bottom of the ramp, the handrails currently stop short of a full 12" extension. Increasing the extension by wrapping the handrails through the landing opening would potentially cause a greater accessibility condition.
Existing Condition 3: The top landing is currently 52" deep. There is an existing structural concrete column and wall adjoining the landing with a separate tenant space at the opposite end of the landing. This tenant space is not operated by the hotel.
Issues: Widening the lower landing to match the width of the ramp is structurally infeasible due to the width of the existing opening in the concrete wall.
Request: Due to the fact that modification of the ramp to the restrooms would be extremely expensive, requiring structural modifications at the lower opening at the concrete wall and encroachment into the adjacent leased space at the top landing, it is our recommendation that a hardship waiver be granted for this issue.
Access Compliance Review and Hardship Recommendations 21 , 2018
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Page 2
Issue #2: Men's Restroom Entry Door Clearance Requirement: 118-404.2.4.1 Swinging doors and gates. Swinging doors and gates shall have
maneuvering clearances complying with Table 118-404.2.4.1. (Table 118-404.2.4.1 requires 18" clear on the strike side of the door.)
Existing Condition: The strike side clearance at the inside of the restroom is 16.5". The existing lavatory encroaches into the required space by 1.5"
Issues: To achieve full access compliance into the men's restroom, major renovation to the bank of lavatories would be required to remove and replace the lavatories and provide the necessary space at the door. In addition, there is little room to 'push back' the lavatories to gain the extra depth for the entire required clear
space.
Request: Due to the fact that no remodel work in the restrooms was planned with this building renovation project and the cost to modify the lavatories, it is our recommendation that a hardship waiver be granted for this issue.
Access Compliance Review and Hardship Recommendations 21 , 2018
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Page 3
Issue #3: Men's Restroom Toilet Bowl Side Wall Offset
Requirement: CBC 11 B-604.2 Location. The water closet shall be positioned with a wall or partition to the rear and to one side. The centerline of the water closet shall be 17 inches (432 mm) minimum to 18 inches (457 mm) maximum from the side wall or partition.
Existing Condition: The accessible water closet is currently positioned 18.5" from the side wall of the toilet compartment.
Issues: To modify the toilet compartment to reduce the toilet offset from 18.5" to 18" would require extensive removal and replacement of the historic wall tile and rope wainscoting and then adding a layer of gypsum board on top of the existing wall to narrow the toilet offset to 18".
Request: Due to the fact that no remodel work in the restrooms was planned with this building renovation project and the cost to modify the toilet compartment, it is our recommendation that a hardship waiver be granted for this issue.
Access Compliance Review and Hardship Recommendations 21,2018
Dec,
Page 4
Issue #4: Women's Restroom Accessible Toilet Side Grab Bar
Requirement: 11 B-604.5.1 Side wall. The side wall grab bar shall be 42 inches (1067 mm) long minimum, located 12 inches (305 mm) maximum from the rear wall and extending 54 inches (1372 mm) minimum from the rear wall with the front end positioned 24 inches (61 O mm) minimum in front of the water closet.
Existing Condition: The existing grab bar is 42" long, but spans from 10.5" to 52.5" from the rear wall, causing it to only extend 22" from the front of the toilet bowl.
Issues: Shifting location of the grab bar 1.5" forward would require damaging existing wall tile, which is no longer available. Since the existing grab bar provides 22" of the required 24" front extension distance, there is little to gain by removal of the existing grab bar to install a bar in a compliant manner. The potential of unsightly mismatched wall tile at the repair location is not desirable by the building owner. Alternatively, complete replacement of the wall tile to have a consistent appearance would be extremely expensive with little to gain.
Request: Due to the fact that no remodel work in the restrooms was planned with this building renovation project and the cost to modify the toilet compartment, it is our recommendation that a hardship waiver be granted for this issue.
Access Compliance Review and Hardship Recommendations 21 , 2018
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Page 5
Issue #5: Historic Elevator Accessibility
Requirement 1 : 11 B-407.4.1 Car dimensions. Inside dimensions of elevator cars and clear width of elevator doors shall comply with Table 118-407.4.1.
Table 118-407.4.1 requires offset entry cabs to have the following minimum dimensions: 68" Clear Width 51" Clear Depth from rear wall to front wall 54" Clear Depth from rear wall to door
Requirement 2: Table 11 B-407.4.1 requires offset entry cabs to have minimum entry door widths of 36".
Requirement 3: 11 B-407 .3.5 Door delay. Elevator doors shall remain fully open in response to a car call for 5 seconds minimum.
Existing Condition 1: The dimensions of the existing elevator cab are 50.5'' wide by 56" deep. While this does not meet the minimum dimensions of a new elevator installation, the California Building Code allows for existing elevators with dimensions less than the requirement under certain conditions. Specifically, 11 B-407.4.1 Exception states the following:
In existing buildings, where existing shaft configuration or technical infeasibility prohibits strict compliance with Section 118-407.4.1, existing elevator car configurations that provide a clear floor area of 18 square feet (1 .67 sq. m) minimum and also provide an inside clear depth 54 inches (1372 mm) minimum and a clear width 48 inches (1219 mm) minimum shall be permitted.
Since the subject elevator meets. this minimum requirement, the existing dimensions should be accepted as compliant.
Existing Condition 2: While the elevator door opening is 36" wide, there is an old-style retractable gate on the inside face of the door which, when fully open, limits the opening to approximately 33".
Existing Condition 3: The retractable gate noted above has no delay device integral to it so the gate closes immediately upon hand release.
Request: The existing elevator, while fully functional, is original to the building. When constructed, the hand-operated gate was state of the art technology. However, due to the mechanical nature of the gate, there is no way to integrate a 5 second delay into it. In addition, removal of the gate is not possible to widen the opening to the full door width, as the gate acts as a safety barrier between the cab and the front wall of the shaft. Upgrading the cab with a gate that has a 5 second minimum closing delay would be difficult if not impossible without completely replacing the existing cab. Full replacement of the elevator has been estimated to cost in excess of $350,000. Therefore, a hardship is requested to relieve the 36" wide door width and the gate delay closing requirement.
Access Compliance Review and Hardship Recommendations 21 , 2018
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Page 6
Issue #6: Non-Accessible Guest Room Fixture 'Touchability'
Requirement: 11 B-603.6 Guest room toilet and bathing rooms. Toilet and bathing rooms within guest rooms that are not required to provide mobility features complying with Section 11 B-806.2 shall provide all toilet and bathing fixtures in a location that allows a person using a wheelchair measuring 30 inches by 48 inches (762 mm by 1219 mm) to touch the wheelchair to any lavatory, urinal, water closet, tub, sauna, shower stall and any other similar sanitary installation, if provided.
Existing Condition: 27 of the guest rooms within the hotel (of the 75 total guest rooms) have bathrooms that cannot provide accessibility in their current configurations. The current remodel plans include a cosmetic refresh of all guest rooms and their bathrooms. The work in the 27 bathrooms in question is limited to replacing existing fixtures in their current locations. No extensive plumbing or structural modifications are planned in these guest rooms.
Issue: There are 64 guest rooms within the hotel which are neither mobility rooms nor communication rooms. Current code (as cited above) requires all of these rooms to allow persons in wheelchairs to be able to maneuver into the bathrooms and be able to touch all the plumbing features within the bathrooms. The current plans call for strictly cosmetic modifications in these bathrooms (replacement of fixtures with low flow fixtures, modernization of vanities, etc.). Full redesign of bathrooms is limited to the rooms requiring modifications for mobility (roll-in showers, accessible tubs, toilets, vanities, etc.). All rooms currently meet the 32" minimum clear door width requirement (CBC 11 B-404.2.3) at the hallway and bathroom entries.
Request: The current plan provides for the code-required 4 mobility rooms and 7 additional communication rooms. In addition, 37 of the remaining 64 non-accessible rooms will meet the 'touchability' requirement as cited above. This will bring a total of 64% of all guest rooms into compliance with current accessibility codes.
Regarding the 27 guest rooms not currently included in the accessibility scope of work, the applicant is requesting a hardship waiver from additional accessibility upgrades. The design team has determined, and I concur, that upgrading of these rooms to provide 'touchability' would require extensive remodel work which would necessitate significant encroachment into the sleeping quarters. This encroachment would reduce the sleeping quarters' footprints in such a way that furnishing , maneuverability within the sleeping quarters and general usability of the guest rooms would be severely and negatively impacted.
In addition, the design team has estimated that the cost for providing 'touchability' to these 27 guest rooms would cost the project in excess of $90,000.
Based on the extensive room reconstruction requirements of any 'touchability' upgrades to these 27 guest rooms and the extreme cost of the work, it is requested that the 'touchability' requirement for these rooms exempted from the scope of work requirements at this time.
Please note: This request in no way eliminates the plans to update all the required mobility rooms and communication rooms to the latest California Building Code requirements.
Access Compliance Review and Hardship Recommendations 21 , 2018
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Page 7
Existing Building Access Compliance Form:
P~oject Cost Above Valuation Threshold
Community Development 630 Garden Street
805-564-5485
Project Address Year Built Case Number
CALIFORNIA BUILDING CODE SECTION I IB-202.4 Accessibility for Existing Buildings & Facilities.
All existing buildings and facilities - When alterations, structural repairs or additions arc made to such buildings or facilities, an accessible path of travel '" to the specific area of alteration or addition shall be added.
Exception 8: When the total cost of construction exceeds the valuation threshold, compl iance shall be provided to the maximum extent possible. However, whcn the total cost cxcecds the valuation threshold (S/61,298.00) and the cn forcing agency determines an unreasonable hardship exists. fu ll compliance shall not be required. Compliance shall be provided to the greatest extent possible without creating an unreasonable hardship, but in no case sha ll it be less than 20%. A separate "Request For Relief From Unreasonable Hardship" is required for th is determination .
Ia. Adjusted Cost of Construction for this Project (based on Marshall & Swift Cost Estimator or similar) $439,836
2a. Cost of Construction over the last 3 years for this building or tenant space only $0
where no accessibility upgrades were included
3a. Total Cost of Construction: (Add items 1a + 2a) $439,836
4a. 20% ofTotal Cost of Construction (Multiply Item 3a b y 0 .2) $ _.;.8_7~,9..;.67.;....____ *
*This is the minimum amount required to upgrade existing Path of Travel items on this project unless it is already fully compliant.
PROVIDE "COSTS TO UPGRADE" THE ACCESSIBLE "PATH OF TRAVEL" PER CBC 118-202.4 EXCEPTION 8
Plffl.Sf:. 1Jrovidlf!. g_mounls [i,r /J.oth co/11mns and £irf:.£k the Already Cost to Make Cost of Work
a1Jpru1Jria1e baxf:.S for rite items below: Compliant Fully Compliant On This Project
la. An accessible entrance to & into the structure (level landings, $ 89 122.00 $89,122.00 D lever hardware, min. door width, etc.)
2b. An accessible route to the altered area ( elevators, ramps, stairs, $ 364,600+ $ 6905.00D hallways, path from ROW, parking, etc.)
3b. At least one accessible restroom for each sex (unless single use $ 13,200.00 $ NONED · restroom as allowed by plumbing code) 4b. Accessible public telephone(s) (if provided) $ NIA $ NIAD Sb. Accessible drinking fountains (if provided) $ NIA $ NIAD
NIA6b. Additional accessible parking, s torage/a larms (if possible) $ (This refers to items that are above and beyond the minimum listed above)
7b. Total cost ofproviding accessible features $ 466,922 + $ 96,027 * *Total must be at least 20%
I certify that the above costs are based upon a valid estimate by a qualified person or firm and existing compliance is based upon a site
investigation by me or my authorized representative.
Applicant Signature_---'....,.'-----1--1-rll--------------Date 08/31/18 (State Ucensed Architect, Licensed Contra person knowledgeable with the current State and Federal Accessibility Codes. If not licensed, provide qualifications.) Applicant completing this form is responsible for providing accurate information determined from a site investigation. Please reproduce this form onto the plans. (Sec Detailed Instructions on page 5)
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,--- FULL COMPLIANCE IS TECHNICALLY INFEASIBLE . PROVIDING UPGRADE TO FULLEST EXTENT
Accessible Features to be Evaluated Check Appropli: te Box Location on Plans Compliance Cost Compliance Cost
Show Cost of Each "O Location of c 0 Element Provided
Licensed Professional Shall Determine :::, u Each Accessibility Show Cost of Work ~ ·= - Under This Permit 0. O"' . ~ Path ofTravel Features ., 0 Requirement on Necessary to E ~ .... Below (20% 0 0... Achieve Full Required to be Compliant with 2016 Plans including u 8 . !!? Hardship Rule
C ..c:; 0. >-. Compliance CBC & Chapters I IA& 11 B Sheet/Detail
"O -~ E- ~ does not apply to ro c,.. .... ., "' -0 Number... E~ ... Area of Work)
0 C ro ~ u ::> ::i:::
SECTION lb. Accessible Entrance(s) 12,000.00 -SEE NOTE #1 Entry Door(s)
2 3 4 ISA Signage · · 200.00 ./ INCL. IN 12,000 ABV. Level Landing Each Side & Legal Size 1 ./ T 2.0, A 1.0, AD 2.0
1 Min. 32" Wide Door Opening Clearance .../ 1 Top Threshold to Landin2:: I /2" max. ../
24" Exterior Pull Side 1 .../ 12" Push Side (al Interior1 .../ Lever or Panic Hardware 1 ../ IO" Smooth Kick Plate 1 ../ S lb max. Opening Force + Timed Sweep1 INCL. IN 12,000 ABV. 1'1 AD1 .0
,;;:,,,,tinn 1 h Tntal 12,200.00
SECTION 2bA. Exterior Accessible Route to Accessible Entrance(s) Accessible Route from Public Sidewalk5 .../
76,922, SEE NOTE # 2 Min. 48"oath to Accessible Entrance6 ./ T2.0
Ramps: NIA
Max. I : 12 slope Max. I :48 Cross s looe Handrails on both sides
3 INCL. IN 76,922 ABV. Site Si!!nage2 · T 2.0 AD 3.0 ./
Accessible Parkin!! (AP) R
Number of Van & Accessible Soaces ../ #Van #AP 12' Yan Stall w/ 5' Access Aisle o n Right .../ Stall(s) Si!!nage ./ T2.0, AD3.0
INCL. IN 76,922 ABV. Stall( s) Closest to Entrv ./ T2.0 _, Access Aisle Width S' & 8' max I :48 Slope
Section 2b Subtotal A 76,922.00
SECTION 2b B: Interior Acc-e~sihl t> Route to Area of Alteration 1 5' landings on oull side ofdoors ../
1 4' landings on push side of <loors .J Doors: .../
18" strike edge clearance on pull side 5,500, SEE NOTE 14A J 12" on push side with closer and latch ../ Lever or "panic"hardware I.J 32" min. clear door onening .../ Top Threshold to Landing: I /2" max. .../
Min. 44" corridor width > IO occuoants9 ../ 2 500.00, SEE NOTE #3 Tactile signage at exi t/stairway doors A 1.0, AD 3.0 ./
2 INCL. IN 500 ABV. Tactile signage at other rooms w/si!!ns A 1.0, AD 3.0 ./ Ramps:
COST UNKNOWN, SEE ~DTE #48 Max. I : 12 slope .../ Max 1 :48 cross slope .../ Handrails on both sides J
Page2of4 Section 2b Subtotal 8 6 nnn.oo 82,922.00 Section 2b Total
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LOBBY RESTROOMS At Least One Accessible Restroom for Each Sex, Unless Unisex is Allowed
Location of Each Accessibility
60" Circle 11 .J Doors: 1
18" strike edge clearance on pull side 12" on push side with closer and latch
8800.00, SEE NOTE #SA
Le\'.t!r or no hardware .J 32" min. clear door opening .J Top Threshold to Landing: 1/2" max. I.J
Toilet Seat Height: 17"minto 19"max 12 .J Toilet Bowl 17"to18"fromcentertoWall 1
2 2000.00, SEE NOTE #SB
Toilet flush handle on wide side 12 .J Grab bars: 12
42" min. side grab bar lene:th Side bar extends 24" in fromt of bowl .J .J 800.00, SEE NOTE #SC
36" min. rear grab bar lene:th 33"-36" grab bar heie:ht AFF
Toilet Stall dimensions (118-604): :c_;:...;._;..L:____-
+--+-~--+-+-------+------~------~
Front Entrance Stall: NIA
48" min. clear in front of bowl Side Entrance Stall: 60" clearance in front of bowl .J
Lavatory Clearances: 12
Top of sink - 34" max. .J Knee Clearance - 9"-27" high x 11 "deep
Underside of Counter: 29"h x 8"d min. Toe clearance: 9''h x J 7"-J 9"d.
Lav faucet with lever handles
J J .J .J .J.J J J IJ
.J
I I
EE NOTE#SA
Lav faucet 5lbs to ooerate max. .J Bottom of Mirror (not frame) 40" max. 13 IJ Toilet paper roll 19" AFF max, 7"-9" in front of WC .J V I.J' 1600.00, SEE NOTE #SD
Controls/Dispensers 40" high max. 13 .J Urinals: 11
Lip height - 17" max. IJ' Projection from wall - 13 .5" max.
Page 3 of 4 I
J J Section 3b Total 13,200.00
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Check Appropriate Box Location on Plans Compliance Cost Compliance Cost
Show Cost of Each Location of
-0 Element Provided i:: <I) Each Accessibility Show Cost of Work Under This Permit ] .:: -:; 0 Requirement on Necessary toc.. ~-5 Below (20%
E 0::: c:\: P !ans including Achieve Full 0 Hardship Rule u 8 -~ c.. Sheet/Detail Compliance >, does not apply to
"O .~ != :.a Number ro "o.. ... "" Area of Work) V "O E~ .....
..!:: 0 C ro -< u ::i :i::
I SECTION 4b. Accessible Tclenhone <ifTelenhone is provided) NIA
30''x48"clear annroach 27" min clear under phone enclosure ' "- 48" max height to operable i>arts ............
......Volume control ...... Text phone number .......
Section 4b Total WA WA
SECTION Sb. Accessible Drinkin1> Fountain (ifDrinkin2 Fountain is provided) NIA ' Hi/Lo Fountain - Hillh spout 38"-43" high " 18"-19" projection from wall 30''x48"clear annroach r\.. " Min. 27" clear under fountain Soout 36" max. above floor, 5" min. from front " Recessed Alcove: "- .... ' 32" clear width
18" min. deoth ' Wing Wall Alternate: 'Iii,,'
Min. 32" clear width, 18" clear deoth ~ Section Sb Total NIA WA
SECTION 6b: Additional Elements <ifoossible) Elevator(s): 16 +/- 359,000.00, S =e NOTE#6
36" min. door ooening J 54"x80" min. clear cab size for center doors ~ 68"x54" min clear cab size for side doors J ..,,
Control Buttons: 48"max. height for front annroach J ..,, 54" max. height for side aporoach 42" max. height for hallway call button
Floor number at 60" AFF 905.00 IJ " Tactile signs at controls/buttons ~ Buttons min. 3/4" diameter, raised 1/8" ~
Door to stay open min. 5 seconds ~ Stora!!e 17 & Alarms:1
RN/A
Accessible fixed storage .... 30''x48" clear annroach 54" max. height for side annroach " 9" min. height for side reach "''-" , .. 46" max. height over obstruction Complying ooenirn.! hardware Strobes ' Audible Alarm "'
+/- 359,000.00 905.00 Page 4 of 4 'Section 6b Total ' H:\Group Foldcrs\Building\Building Counter\Counter Handouts\Handouts New\ Word Docs of Handouts\B&S02\Access Compliance Above 2-18.docx Rev. 02/ 13/18
City of Santa Barbara Community Development
Memorandum
SUBJECT: At-Risk Acknowledgement -
During the course of plan check your architect Dawn Sherry made a request to the Building Official seeking approval and issuance of the permit(s) associated with 533 State Street and application BLD 2017-02818 (site work & interior alterations which includes an accessible paths of travel to all hotel guest suites) before the associated Accessibility Hardship request was ratified by the Building & Fire Code Board of Appeals in accordance with section 11 B-202.4, exception 8 and section 1.9.1.5. of the 2016 California Building Code.
Project is also to be heard by the Building & Fire Code Board of Appeals to ratify the hardship request for an elevator exemption for permit BLD 2017-02818. Please confinn submittal and the approval occurs before final occupancies can be granted for BLD 2017-02818.
The Building Official can approve your request provided that you agree to the following acknowledgements. In signing this memo, you:
I. Acknowledge that the Building & Fire Code Board of Appeals has no obligation to approve the current plans for building permit applications BLD 2017-028 l 8.
2. Acknowledge that any work performed before the final decision of the Building & Fire Code Board of Appeals shall be performed under your authority and on an at-risk basis, and
3. Acknowledge that if you do not obtain Building & Fire Code Board of Appeals ratification for the attached Accessibility Hardship, you may need to revise the approved plans for permit for BLD 2017-02818 to comply with the decision of the Building & Fire Code Board of Appeals. By this paragraph 3 you do not waive any rights to appeal or reconsideration of the Board of Appeals' decision that may be allowed by local regulation or law.
4. Agree to hold the City harmless for any and all expenses incurred as a result of the issuance of the subject permits in advance of receiving the Building & Fire Code Board of Appeals ratification of the attached Hardship.
Acknowledgement:
I certify under the penalty of misrepresentation or fraud, that I am the property owner or agent of the permit applicant for building permit application BLD 2017-02818 and that I understand and agree to all the provisions of this At-Risk Acknowledgement.
Owner/ Agent: Tamara Erickson
ti /r
* The signature(s) on this document must be made in person or be Notarized in order to be accepted by the City
City of Santa Barbara Building & Safety Division
CONSTRUCTION VALUATION
Community Development 630 Garden Street
805-564-5485• The Applicant is mandated by State law to provide an estimated value of work proposed on each application for a building permit. Permit valuations shall include total value of work, including materials and labor, for which the permit is being issued, such as electrical, gas, mechanical, plumbing equipment and permanent systems. If, in the opinion of the Building Official, the valuation is underestimated on the application, the permit shall be denied, unless the applicant can show detailed estimates to meet the approval of the Building Official. 2016 California Building Code Section [A] I 09.3.
O O O O O O PLEASE COMPLETE THE FOLLOWING O O O O O 0
Site Address: 533 State Street Permit#: BLD2017·02818
Area of New Building: ________Sq. Ft.
Area of Addition:__________Sq. Ft.
Area of Remodel: 3,214 Sq. Ft.
Valuation is based on: DRS Means D Marshall Swift D Engineering News & Review
@ ICC Construction Valuation Table -Square Foot Construction Costs
I certify the value of all proposed construction work covered by the permit application including:
all structural work, finish work, painting, roofing, electrical, plumbing, heating, air conditioning,
elevator, labor costs and all permanent equipment is:
$ 439,836 Building Construction Cost $________ Site Work Cost
Dawn Sherry
O /1~ Signature
Architect Title / Role
XX/XX/XX
01/06/16
SANTA BARBARA, CA
All work shall be performed in a professional workmanlike manner by a licensed contractor and shall comply with the following:
1. These General notes unless otherwise noted on plans or specifications.
2. This project shall comply with: 2016 California Building Code (Title 24) 2016 California Mechanical Code 2016 California Plumbing Code
2016 California Electrical Code 2016 California Fire Code 2016 California Energy Code California Efficiency Standards California Green Building Standards 2016 (Cal Green) The New Zoning Ordinance TITLE 30 City of Santa Barbara Ordinance #5780 2010 ADA Standards for Accessible Design
3. All applicable Local, State and Federal Codes, Ordinances, Laws, Regulations and Protective Covenants governing the site of work.
4. Standard Specifications of ASTM.
5. In case of conflicts, the more stringent requirements shall govern.
6. "Or Equal": the Contractor shall submit for the Designer's and Builder's approval all materials or equipment which is considered "or equal" to that specified.
On Site Verification of all dimensions and conditions shall be the responsibility of the Contractor and Sub-contractors. Noted dimensions to take precedence over scale. Each Contractor and Subcontractor shall report to designer and Project Superintendent all Conditions which prevent the proper execution of their work. Client's Architect and Project Superintendent to be notified immediately by Contractor and Sub-Contractor should any discrepancy, error, omission, addition, or other question arise pertaining to the working drawings and/or specifications. The Contractor shall be held responsible for the results of any errors, discrepancies, or omissions which the Contractor failed to notify the Architect of before construction and/or fabrication of the work. Sub- contractor shall: Insure that all work is done in a professional workmanlike manner by skilled mechanics and shall replace any materials or items damaged by Sub-contractor performance. Sub- contractors and suppliers are hereby notified that they are to confer and cooperate fully with each other during the course of construction to determine the exact extent and overlap of each other's work and to successfully complete the execution of the work. All Sub-contractor workmanship will be of quality to pass inspections by local authorities, lending institutions, Architect or Builder. Any one or all of the above mentioned inspectors may inspect workmanship at any time, and any corrections needed to enhance the quality of building will be done immediately. The Contractor shall, at all times, provide protection against weather, rain, wind, storms, frost, heat or breakage so as to maintain all work, materials, apparatus, and fixtures free from injury or damage. The contractor shall at all times keep the premises free from all accumulations of waste material or rubbish caused by his employees, and at the completion of the work shall remove all rubbish, debris, equipment and surplus materials belonging to him from in and about the building and leave work site "Broom Clean". At the end of the day's work, all work likely to be damaged shall be covered. Any work damaged due to failure of protection as defined above shall be removed and replaced with new work at the Contractor's expense. Each Sub-contractor, unless specifically exempted by the terms of his sub-contract agreement, shall be responsible for cleaning up and removing from the job site all trash and debris not left by other Sub-contractors. Builder will determine how soon after Sub-contractor completes each phase of his work that trash and debris will be removed from the site. Workmanship: Compliance with drawings and/or specifications with regard to materials and methods of assembly will not, in itself, assure acceptance of the work. Of equal importance is good workmanship, the lack of which will be sufficient cause to refuse acceptance of the work.
GENERAL REQUIREMENTS ABBREVIATIONS & L @ CL f (E) (N) #
A.B. ACOUS. A.D. ADJ. AGGR. ALUM. APPROX. ARCH. ASPH.
BD. BLDG. BLKG. BM. B.O.
CAB. C.B.. CEM. CER. C.I. C.J. CLG CALKG. CLO. CLR. C.O. COL. CONC. CONN. CONSTR. CONT. CORR. C.M.U.
CTSK. CNTR. CTR.
DN. DR. DWR. DS. DWG.
E. EA. E.J. EL. ELEC. ELEV. ENCL. EQ. EQPT. EXP. EXT.
And Angle At Center-line Diameter Existing New Pound or Number
Anchor Bolt Acoustical Area Drain Adjustable Aggregate Aluminum Approximate Architectural Asphalt
Board Building Blocking Beam Bottom of
Cabinet Catch Basin Cement Ceramic Cast Iron Control Joint Ceiling Calking Closet Clear Cleanout Column Concrete Connection Construction Continuous Corrugated Concrete Masonry Unit Countersunk Counter Center
Penny Double Department Detail Diamete Dimension Doweled joint Down Door Drawer Downspout Drawing
East Each Expansion Joint Elevation Electrical Elevator Enclosure Equal Equipment Expansion Exterior
FDN. FIN. FL. FLASH. FLOUR. F.O.C.
F.O.F. F.O.M. F.O.S. F.S. FT. FTG. FURR.
FA. GALV. G.F.I.
I.D. INSUL. INT.
MAX. M.B. M.C.
N. N.I.C.
O.A. O.C. O.D. OFF. OPNG. OPP.
Foundation Finish Floor Flashing Fluorescent Face of Concrete Face of Finish Face of Masonry Face of Stud Full size Foot or Feet Footing Furring
Gauge Galvanized Ground Fault Interrupter Glass Glued Laminated Beam
Ground Grade Gypsum
Inside Diameter Insulation Interior
Maximum Machine Bolt Medicine Cabinet Mechanical Metal Manufacturer Minimum Mirror Miscellaneous Masonry Opening
North Not in Contract Number Nominal Not to Scale
Overall On Center Outside Diameter Office Opening Opposite
PL. P.LAM. PLAS. PLYWD. PR. PRCST. P.T.
Q.T.
R. RAD. R.D. REF. REFR. RGTR. REINF. REQ’D. RESIL. RM. R.O. RWD. R.W.L.
S. SCHED. SECT. S.F. SH. S & P SHWR. SHT. SIM. SPEC. SQ. STD. STL. STOR. STRUCT. SUSP. S.W. SYM.
TRD. T.B. T.C. TEL. T & G THK. T.O. T.P.
T.P.D.
WSCT. WT.
Quarry Tile
South Schedule Section Square Feet Shelf Shelf and Pole Shower Sheet Similar Specification Square Standard Steel Storage Structural Suspended Shearwall Symmetrical
Tread Towel Bar Top of Curb Telephone Tounge and Groove Thick Top of Top of Pavement Toilet Paper Dispenser Television Tube Steel Typical
Uniform Building Code Unfinished Unless Noted Otherwise
Vertical
West With Water Closet Wood Without Waterproof Water Resistant Wainscot Weight
SS
EW
N
A.P.N.: 037-172-001
USE: HOTELS / MOTELS
ROVE ENTERPRISES, INC. 533 STATE STREET SANTA BARBARA, CA 93101 (805) 886-9054
GENERAL PLAN: DOWNTOWN: LOWER STATE
DISTRICT: EL PUEBLO VIEJO
STORIES: (4) STORY
SHERRY & ASSOCIATES, ARCHITECTS 535 SANTA BARBARA STREET SANTA BARBARA, CA 93101 PH: (805) 963-0986 FAX: (805) 963-0178
PROFESSIONALS ARCHITECT:
JMPE ELECTRICAL ENGINEERING 156 W. ALAMAR AVE. STE. B SANTA BARBARA, CA 93105 PH: (805) 569-9216 FAX: (805) 569-2405
ELECTRICAL ENGINEER:
PERKINS ENGINEERING 226 E CANON PERDIDO ST. #A SANTA BARBARA, CA 93101 PH: (805) 568-0880
STRUCTURAL ENGINEER:
SCOPE OF WORK 1. REMODEL EXISTING GUESTROOM BATHROOMS. SCOPE OF WORK TO INCLUDE: A. NEW AND ALTERATION TO (E) LIGHT FIXTURES WITHIN EXISTING
GUESTROOM BATHROOMS. B. REPLACE TOILETS IN (E) GUESTROOM BATHROOMS. C. REPLACE VANITIES IN (E) GUESTROOM BATHROOMS. D. REPLACE BATHTUBS IN (E) GUESTROOM BATHROOMS. E. REPLACE TILE IN GUEST BATHS WITH SHOWER. F. REPLACE EXISTING ACOUSTIC CEILING TILES WITH NEW.
2. REMOVE BARRIERS IN FULL MOBILITY ROOMS AND REQUIRED GUESTROOMS WITH COMMUNICATION FEATURES, AS REQUIRED.
3. ADA PATH OF TRAVEL UPGRADES INCLUDING: A. RE-LOCATE AND RE-STRIPE ACCESSIBLE PARKING. B. NEW PATH OF TRAVEL TO REAR ENTRANCE. C. NEW TACTILE FLOOR DESIGNATIONS AT HOISTWAY JAMBS EA. SIDE. D. NEW 2" RAISED STAR AT MAIN LEVEL HOISTWAY JAMBS EA. SIDE. E. RE-LOCATE (E) TACTILE SIGNAGE TO MEET MAX. HEIGHT REQUIREMENTS. F. NEW STAIR AND RAMP TO REAR ENTRANCE W/ ASSOCIATED HANDRAILS. G. NEW PUSH BUTTON AT FRONT & REAR ENTRANCE. H. NEW ACCESSIBLE VALET UNLOADING ZONE - REDUCE PARKING BY (3) STALLS FROM 26 TO 23 STALLS.
4. AS-BUILT STEEL SLIDING GATE & FENCE FACING FIG STREET. 5. +/- 2.5' + 1' AS-BUILT STEEL FENCE FACING COTA STREET 6. REMOVAL OF AS-BUILT STEEL GATE AT COTA STREET DRIVEWAY. 7. NEW LANDSCAPE SCREENING FOR EXISTING TRASH AREA.
NOTE: ITEMS 3, 4 AND 5 APPROVED BY HLC ON 6/27/18 WITH THE FOLLOWING COMMENTS: "THE RAILING FOR THE RAMP SHALL BE PAINTED MALAGA GREEN".
BBEST MANAGEMENT PRACTICES
ADDITIONS AND ALTERATIONS TO A BUILDING OR TENANT SPACE THAT MEET THE SCOPING PROVISIONS IN SECTION 301.3 FOR NONRESIDENTIAL ADDITIONS AND ALTERATIONS, SHALL REQUIRE VERIFICATION THAT UNIVERSAL WASTE ITEMS SUCH AS FLUORESCENT LAMPS AND BALLAST AND MERCRY CONTAINING THERMOSTATS AS WELL AS OTHER CALIFORNIA PROHIBITED UNIVERSAL WASTE MATERIALS ARE DISPOSED OF PROPERLY AND ARE DIVERTED FROM LANDFILLS. A LIST OF PROHIBITED UNIVERSAL WASTE MATERIALS SHALL BE INCLUDED IN THE CONSTRUCTION DOCUMENTS. -REFER TO UNIVERSAL WASTE RULE LINK NOTED ON SHEET G-2.
12,695 SF
TOTAL EXISTING BUILDING:
TOTAL AREA OF ALTERATION:
(E) 3RD FLOOR: 8,306 SF
(E) 4TH FLOOR: 8,306 SF 8,788 SF 8,788 SF
3RD FLOOR BATHROOMS: 1,065 SF
4TH FLOOR BATHROOMS: 1,084 SF
ACCESSIBLITY FEATURES IN GUEST ROOMS REQUIRED PER CBC TABLE 11B-224.2, 11B-224.4 (75 GUESTROOMS TOTAL) :
(4) FULL-MOBILITY ROOMS TOTAL REQUIRED: (3) ADA-ACCESSIBLE GUESTROOMS WITHOUT ROLL-IN SHOWERS (3) PROVIDED WITH BATHTUBS
(1) ADA- ACCESSIBLE GUESTROOM WITH ROLL-IN SHOWERS (1) PROVIDED
(7) GUESTROOMS WITH COMMUNICATION FEATURES REQUIRED. MAXIMUM OF 10% ALLOWED TO BE PROVIDED IN MOBILITY ROOMS.
(7) GUESTROOMS WITH COMMUNICATION FEATURES PROVIDED (1) TO BE PROVIDED WITHIN MOBILITY ROOM.
(2) TYPES OF ROOMS REQUIRING DISPERSAL: DOUBLE QUEEN AND KING
NUMBER OF GUESTROOMS:
PARKING:
REQUIRED PARKING: 37,050/500 = 74.1. PARCEL IS LOCATED IN AN 80% ZONE OF BENEFIT. 15 SPACES REQUIRED. EXISTING PARKING: 26 SPACES INCLUDING (1) ADA VAN-ACCESSIBLE SPACE AND (1) ADA-ACCESSIBLE SPACE. PROPOSED PARKING: 23 SPACES INCLUDING (1) ADA VAN-ACCESSIBLE SPACE AND (1) ADA-ACCESSIBLE SPACE, AND (1)- ADA ACCESSIBLE VALET LOADING AREA TO SERVE ALL HOTEL GUESTS.
SHEET INDEX TITLE SHEET / GENERAL NOTES / PROJECT STATISTICS / SITE PLAN
FLOOR PLAN -FIRST FLOOR/ KEY PLAN -SECOND, THIRD, FOURTH FLOOR ENLARGED GUESTROOM BATH PLANS ENLARGED ADA MOBILITY ROOM FLOOR PLANS AS-BUILT FENCE @ COTA ST. PLAN/ ELEVATION AS-BUILT SLIDING GATE/ FENCE @ FIG AVE. PLAN/ ELEVATIONS PROPOSED RAMP/ STAIR @ REAR ENTRANCE PLAN/ ELEVATION ARCHITECTURAL DETAILS SHOWER RECEPTOR SPECIFICATIONS
ACCESSIBILITY GENERAL NOTES/ ACCESS COMPLIANCE FORMS ACCESSIBILITY DETAILS ACCESSIBILITY DETAILS
FOUNDATION PLAN AND STRUCTURAL DETAILS
GENERAL NOTES, SYMBOLS, SCHEDULES & DETAILS ENLARGED RESTROOM LIGHTING PLAN LIGHTING COMPLIANCE FORMS
GREEN BUILDING SHEETS GREEN BUILDING SHEETS GREEN BUILDING SHEETS
T 1.0 T 2.0
A 1.0 A 1.1 A 1.2 A 1.3 A 1.4 A 1.5 A 10.0 A 10.1
AD 1.0 AD 2.0 AD 3.0
S 1.1
ELECTRICAL AGENCY:
GAS AGENCY:
WATER AGENCY:
SEWER AGENCY:
COMMUNITY DEVELOPMENT 630 GARDEN STREET SANTA BARBARA, CA 93101 BUILDING DEPT: 564-5485 PLANNING DEPT: 564-5470
SOUTHERN CALIFORNIA EDISON 333 LOVE PLACE SANTA BARBARA, CA 93117 (805) 683-5252
SOUTHERN CALIFORNIA GAS P.O. BOX 6466 SANTA BARBARA, CA 93160-6466 (805) 681-8060
CITY OF SANTA BARBARA PUBLIC WORKS DEPT. 630 GARDEN STREET SANTA BARBARA, CA 93101 (805) 564-5377
CITY OF SANTA BARBARA PUBLIC WORKS DEPT. 630 GARDEN STREET SANTA BARBARA, CA 93101 (805) 564-5377 SPECIAL INSPECTION NOTE
DRILLED AND EPOXY CONNECTIONS ANY 3000 PSI CONCRETE
SEE SPECIAL INSPECTION NOTE ON SHEET S 1.1
IN T
E R
IO R
R E
M O
D E
L T
O A
N E
X IS
T IN
G H
O T
E L
S h
e r
r y
IDENTIFICATIONS SYMBOLS: DOORWAYS LEADING TO MEN'S SANITARY FACILITIES SHALL BE IDENTIFIED BY AN EQUILATERAL TRIANGLE 1/4 INCH THICK WITH EDGES 12 INCHES LONG AND A VERTEX POINTING UPWARD. WOMEN'S SANITARY FACILITIES SHALL BE IDENTIFIED BY A CIRCLE, 1/4 INCH THICK AND 12" DIAMETER. THESE GEOMETRIC SYMBOLS SHALL BE CENTERED ON THE DOOR AT A HEIGHT OF 58"-60" AND THEIR COLOR AND CONTRAST SHALL BE DISTINCTLY DIFFERENT FROM THE COLOR AND CONTRAST OF THE DOOR. ALSO REFER TO SECTION 3105 A (E) OF THE CALACS ACCESSIBILITY STANDARDS FOR ADDITIONAL SIGNAGE REQUIREMENTS. PROVIDE WALL-MOUNTED SYMBOL ON THE WALL ADJACENT TO THE LATCH OF THE DOOR TO THE TOILET ROOM: BORDER DIM. MIN. 6" IN HEIGHT W/ VERBAL DESCRIPTION DIRECTLY BELOW SYMBOL W/ CHARACTERS AND BACKGROUND PER 11B-703.2.1 CAL. TITLE 24. SIGN SHALL BE CENTERED ON THE WALL 58"-60" A.F.F. WITH LETTERS AND NUMERALS PER 11B-703 & 2 CAL. TITLE 24.
DATE DESCRIPTION
T .
WATER CLOSET HEIGHT SHALL BE BETWEEN 17 AND 19 INCHES MEASURED FROM THE FLOOR TO THE TOP OF THE TOILET SEAT. TOILET SEATS SHALL NOT AUTOMATICALLY RETURN TO A LIFTED POSITION.
MIRROR SHALL BE MOUNTED WITH REFLECTIVE EDGE NO HIGHER THAN 40" A.F.F.
LAVATORY RIM SHALL NOT EXCEED 34" IN HEIGHT.
ACCEPTABLE DESIGNS IN FAUCETS INCLUDE PUSH, ELECTRONIC, AND LEVER MECHANISMS. FAUCETS WITH SELF-CLOSING VALVES SHALL REMAIN OPEN FOR NO LESS THAN 10 SECONDS. LAV. FAUCETS SHALL REQUIRE 5LBS MAX. FORCE TO OPERATE.
LAVATORY AND WHEELCHAIR KNEE AND TOE SPACE SHALL BE 17" DEEP, MIN. (WITH 9" MIN. KNEE SPACE AND 6" MAX. TOE CLEARANCE), 27" CLEAR HEIGHT, MIN. PIPES BENEATH LAVATORIES SHALL BE CONFIGURED OR INSULATED TO PROTECT AGAINST CONTACT FROM PERSONS USING THE FIXTURE. NO SHARP OR ABRASIVE SURFACES SHALL BE PRESENT UNDER LAVATORIES.
REQUIRED EXITS SHALL COMPLY WITH TITLE 24 AND SHALL INCLUDE LEVER TYPE HARDWARE, PANIC BARS, PUSH PULL ACTIVATING BARS, OR OTHER HARDWARE DESIGNED TO PROVIDE PASSAGE WITHOUT REQUIRING THE ABILITY TO GRASP THE OPENING HARDWARE. THERE SHALL BE A LEVEL FLOOR AT DOOR LANDINGS/MANEUVERING AREAS AND THE FLOOR SHALL NOT BE MORE THAN 1/2" LOWER THAN THE THRESHOLD OF THE DOORWAY. MAXIMUM EFFORT TO OPERATE DOORS SHALL NOT EXCEED 5 LBS FOR EXTERIOR DOORS AND 5 LBS FOR INTERIOR DOORS. DOORS SHALL BE EQUIPPED WITH PROPER SMOOTH 10" MINIMUM KICKPLATE.
RAILING AT STAIRWAYS SHALL BE MOUNTED 34" - 38" ABOVE TREAD NOSING WITH A 12" RETURN AT THE BASE AND LANDING OF THE STAIRWAY (ENDS TERMINATING INTO WALL). RAILING SHALL BE MOUNTED EXACTLY 1 1/2" FROM WALL WITH A HANDGRIP OF NOT LESS THAN 1 1/4" NOR MORE THAN 1 1/2" IN DIAMETER WITH A SMOOTH SURFACE AND NO SHARP CORNERS.
URINAL FLUSH CONTROLS SHALL BE OPERABLE WITH ONE HAND AND SHALL NOT REQUIRE TIGHT GRASPING, PINCHING OR TWISTING OF THE WRIST AND SHALL BE MOUNTED NO MORE THAN 44" A.F.F. THE FORCE REQUIRED TO ACTIVATE CONTROLS SHALL BE NO GREATER THAN 5 LBS.
GRAB BARS: THE DIAMETER OR WIDTH OF THE GRIPPING SURFACES OF A GRAB BAR SHALL BE 1 1/4" TO 1 1/2" OR THE SHAPE SHALL PROVIDE AN EQUIVALENT GRIPPING SURFACE. IF GRAB BARS ARE MOUNTED ADJACENT TO A WALL, THE SPACE BETWEEN THE WALL AND THE GRAB BARS SHALL BE 1 1/2" CLEAR.
THRESHOLD AT FACILITY ENTRANCE: FLOOR OR LANDING SHALL BE NOT MORE THAN 1/2" LOWER THAN THE TOP OF THE THRESHOLD OF THE DOORWAY.CHANGE IN LEVEL BETWEEN 1/4" AND 1/2" IS BEVELED AT A MAX. GRADIENT OF 1:2 (1/4" MAX. VERT. EDGE IS ALLOWABLE @ THRESHOLDS).
TOWEL, SANITARY NAPKINS, WASTE RECEPTACLES: WHERE TOWEL, SANITARY, NAPKINS, WASTE RECEPTACLES, AND OTHER SIMILAR DISPENSING & DISPOSAL FIXTURES ARE PROVIDED, AT LEAST ONE OF EACH TYPE IS LOCATED W/ ALL OPERABLE PARTS, INCLUDING COIN SLOTS, AT MAX. HT. OF 40." A.F.F.
WHERE FOOD OR DRINK IS SERVED, COUNTER SHALL NOT EXCEED 34" IN HEIGHT FOR A MIN. LENGTH OF 5'-0". A KNEE CLEARANCE SPACE SHALL ALSO BE PROVIDED THAT IS AT LEAST 27" HIGH, 19" DEEP AND 30" WIDE.
POINT OF SALE COUNTER SHALL BE MOUNTED MAX. 34" A.F.F., PROVIDE MIN. 36" CLEAR SPACE ON CUSTOMER SIDE OF COUNTER.
MEANS OF EGRESS IDENTIFICATION NOTES: Notes:
1. Rear entry door requires push button actuator on exterior side due to the inability to meet 24” strike side clearance. Front entry door requires push button actuator on interior and exterior sides due to the inability to meet the 5lb force, timed sweep and required height clearance with a self closer.
2. 48” Path of travel to Accessible Entrance from parking lot requires the Re-location and re-striping of the ADA parking spaces, installation of new ramp, and relocation of stairs.
3. Existing tactile signage to be relocated to meet 60” max. height to bottom of the upper row of raised characters from finish floor. Signage currently installed with bottom of raised characters at 62” A.F.F.
4. a. It is technically infeasible to provide the required strike clearance at the door for room 403 due to the existing structural column location. Cost to upgrade includes wall relocation and installation of a push button actuator on pull side. b.It is technically infeasible to provide the lower landing width to math the ramp and handrail extensions due to existing site constraints with structural column and stair location at bottom of ramp.
5. a. Lavatory counter encroaches into required strike side clearance. Cost to upgrade includes replacing counter, sinks, and faucets. b. Cost to upgrade includes toilet relocation, associated plumbing and tile replacement. c. Cost to relocate grab bar includes wall patching and replacement tile. Cost assumes matching tile is available and could be substantially more if the whole bathroom needs to be re-tiled. d. Cost to relocate toilet paper dispenser includes wall patching and replacement tile. Cost assumes matching tile is available and could be substantially more if the whole bathroom needs to be re-tiled.
6. Full compliance would require modernization of elevator. The cost of this modernization is $311,915.00 plus 15% for fees of additional work required to be completed by separate contractor.
All upgrades to elevator that can be done separate from complete modernization will be provided as part of our ADA upgrades. The total cost for these upgrades is 905.00 and includes:
a. Floor designations on both jams of elevator hoist way entrances. b. 2” high raised star on both jams of the main entry level.
SIGN SHALL BE VISIBLE ALONG THE APPROACHING PEDESTRIAN ACCESS.
WHERE PERMANENT IDENTIFICATION SIGNAGE IS PROVIDED FOR ROOMS AND SPACES THEY SHALL BE LOCATED ON THE APPROACH SIDE OF THE DOOR AS ONE ENTERS THE ROOM OR SPACE. SIGNS THAT IDENTIFY EXITS SHALL BE LOCATED ON THE APPROACH SIDE OF THE DOOR AS ONE EXITS THE ROOM OR SPACE.
MOUNTING LOCATION & HEIGHT (CBC 11B-703.4): WHERE PERMANENT IDENTIFICATION IS PROVIDED FOR ROOMS & SPACES, SIGNS SHALL BE INSTALLED ON THE WALL ADJACENT TO THE LATCH SIDE OF THE DOOR. WHERE THERE IS NO WALL SPACE ON THE LATCH SIDE, INCLUDING AT DOUBLE LEAF DOORS, SIGNS SHALL BE PLACED ON THE NEAREST ADJACENT WALL, PREFERABLY ON THE RIGHT.
MOUNTING HEIGHT SHALL BE 48" MIN. AF.F. TO OR GROUND SURFACE, MEASURED FROM THE BASELINE OF BRAILLE CHARACTER & 60" MAX. A.F.F. OR GROUND SURFACE, MEASURED FROM THE BASELINE OF THE HIGHEST LINE OF RAISED CHARACTERS, PER CBC SECTION 11B-703.3-4
SIGN SHALL BE "TACTILE" COMPLYING WITH CBC 11B-703.3-4: CONTRACTED GRADE 2 BRAILLE SHALL BE USED. DOTS SHALL BE 1/10 INCH O.C. WITH 2/10 SPACE BETWEEN CELLS. DOTS SHALL BE RAISED A MIN. OF 1/40 INCH ABOVE BACKGROUND.
LETTERS AND NUMBERS ON SIGNS SHALL BE RAISED 1/32" MINIMUM AND SHALL BE SANS-SERIF UPPERCASE CHARACTERS ACCOMPANIED BY GRADE 2 BRAILLE.
RAISED CHARACTERS OR SYMBOLS SHALL BE A MINIMUM OF 5/8" HIGH AND A MAX. OF 2" HIGH.
PICTORIAL SYMBOL SIGNS (PICTOGRAMS) SHALL BE ACCOMPANIED BY THE EQUIVALENT VERBAL DESCRIPTION PLACED DIRECTLY BELOW THE PICTOGRAM. THE OUTSIDE OF THE PICTOGRAM SHALL BE A MIN. 6" IN HEIGHT.
ILLUMINATION (CBC 1006.2): SIGN SHALL BE INTERNALLY OR EXTERNALLY ILLUMINATED. WHEN THE FACE OF AN EXIT SIGN IS ILLUMINATED FROM AN EXTERNAL SOURCE, IT SHALL HAVE AN INTENSITY OF NOT LESS THAN 5 FOOTCANDLES (54LX) FROM EITHER OF TWO ELECTRIC LAMPS. INTERNALLY ILLUMINATED SIGNS SHALL PROVIDE EQUIVALENT LUMINANCE AND BE LISTED FOR THE PURPOSE.
POWER SOURCE (CBC 1006.3): EXIT SIGNS SHALL BE ILLUMINATED AT ALL TIMES. TO ENSURE CONTINUED ILLUMINATION FOR A DURATION OF NOT LESS THAN 1 1/2 HOURS IN CASE OF EXIT SIGNS SHALL ALSO BE CONNECTED TO AN EMERGENCY ELECTRICAL SYSTEM PROVIDED FROM STORAGE BATTERIES, UNIT EQUIPMENT OR AN ON-SITE GENERATOR SET, AND THE SYSTEM SHALL BE INSTALLED IN ACCORDANCE W/ THE ELECTRICAL CODE.
ACCESSIBILITY SIGNAGE
PROVIDE TACTILE EXIT SIGNAGE AT LOWER LEVEL AT PRIMARY ENTRANCE. ALL TACTILE SIGNS SHALL MEET THE REQUIREMENTS PER CBC 11B-703.3-4
PROVIDE INTERNATIONAL SIGN OF ACCESSIBILITY AT PRIMARY ENTRANCE. SIGN SHALL BE A WHITE FIGURE ON A BLUE BACKGROUND. SIGN SHALL BE LOCATED ON THE WALL OR GLASS ADJACENT TO THE ENTRANCE OUTSIDE OF THE DOOR. MOUNTING HEIGHT SHALL BE B/WN 48" MIN. -60" MAX. A.F.F. TO CENTER OF SIGN.
DOOR NOTES:
ALL DOORS ARE (E) TO REMAIN UNLESS NOTED OTHERWISE.
VERIFY THAT THRESHOLDS OF ALL ACCESSIBLE ENTRANCES MEET REQUIREMENTS:
CHANGE IN LEVEL BETWEEN 1/4" AND 1/2" IS BEVELED AT A MAX. GRADIENT OF 1:2. NOTE: A 1/4" MAX. VERTICAL EDGE IS ALLOWABLE AT THRESHOLDS.
CBC 11B-404.2.5 -THRESHOLD AT FACILITY ENTRANCE: FLOOR OR LANDING SHALL BE NOT MORE THAN 1/2" LOWER THAN THE TOP OF THE THRESHOLD OF THE DOORWAY. CHANGE IN LEVEL BETWEEN 1/4" AND 1/2" IS BEVELED AT A MAX. GRADIENT OF 1:2 (1/4" MAX. VERT. EDGE IS ALLOWABLE @ THRESHOLDS).
DOORS/ GATES AT TRASH ENCLOSURES SHALL BE MADE ACCESSIBLE. THERE SHALL BE A LEVEL FLOOR OR LANDING ON EACH SIDE OF A DOOR (MAX. 2% SLOPE).
CBC 11B-404.2.4.4: THE WIDTH OF THE LEVEL AREA ON THE SIDE TO WHICH THE DOOR SWINGS SHALL COMPLY WITH MANEUVERING CLEARANCES PER CB 11B-302.
CBC 11B-404.2: REFER TO FLOOR PLAN FOR MINIMUM MANEUVERING CLEARANCES AT DOORS. THE FLOOR OR GROUND AREA SHALL BE LEVEL & CLEAR. THE LEVEL AREAS SHALL HAVE A LENGTH IN THE DIRECTION OF THE DOOR SWING OF AT LEAST 60" AND THE LENGTH OPPOSITE THE DIRECTION OF DOOR SWING OF 48" AS MEASURED AT RIGHT ANGLES TO THE PLANE OF THE DOOR IN ITS CLOSED POSITION. EXCEPTION: THE LENGTH OPPOSITE THE DIRECTION OF THE DOOR SWING SHALL BE A MIN. OF 44" WHERE THE DOOR HAS NO CLOSER AND THE APPROACH TO THE DOOR BY A PERSON IN A WHEELCHAIR CAN BE MADE FROM THE LATCH SIDE, OR IF THE DOOR HAS NEITHER LATCH NOR CLOSER AND APPROACH CAN BE MADE FROM THE HINGE SIDE.
CBC 11B-404.2.7- DOOR AND GATE HARDWARE: HANDLES, PULLS, LATCHES, LOCKS, AND OTHER OPERABLE PARTS ON DOORS AND GATES SHALL COMPLY WITH SECTION 11B-309.4. OPERABLE PARTS OF SUCH HARDWARE SHALL BE 34" MIN. AND 44" MAX. ABOVE THE FINISH FLOOR. WHERE SLIDING DOORS ARE IN THE FULLY OPEN POSITION, OPERATING HARDWARE SHALL BE EXPOSED AND USABLE FROM BOTH SIDES.
ALL EXTERIOR DOORS SHALL BE EQUIPPED WITH SELF-CLOSING DEVICES.
AACCESSIBILITY GENERAL NOTES
1
DN 2519 20 21 22 23
23
MAIN REAR ENTRANCE TO HOTEL -REFER TO KEYPLAN, A 1.0
99'-0"
22 2112'-3"
DN3'-0"
P R
O P
E R
T Y
L IN
13 14
14 4'
A 1.4 1013 05
4' -0
LINE OF ADJ. BUILDING
(E) 10'-5" HIGH WOOD/CHAINLINK FENCE 7-11" TO TOP OF WOOD PORTION OF FENCE
PROPERTY LINE 200' 08 06 30 APN: 037-172-002
(E) PARKING STALLS TO BE RESTRIPED
N
SITE PLAN - EXISTING SCALE: 1/8" = 1'-0"
REFERENCE NOTES: VALET PARKING NOTES 1. SITES UTILIZING VALET PARKING SHALL NOT USE ANY STREET, ALLEY, OR CITY-OWNED
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PARKING FACILITIES FOR AUTOMOBILE STORAGE, PICKUP, DROP-OFF, OR INTERFERE (N) VAN-ACCESSIBLE LOADING ZONE- 2% MAX. SLOPE- V.I.F. STRIPING0011 07 (E) LANDSCAPE PLANTING AREA 17 (E) PARKING SPACE TO BE REMOVED 27 AS-BUILT STEEL FENCE, REFER TO SHEET A 1.3 (TO BE WITH ANY RIGHT-OF-WAY WITHOUT APPROVAL OF THE PUBLIC WORKS DIRECTOR; TO BE PAINTED BLUE, HATCH LINES PAINTED AT 36" O.C. MAX. "NO INCLUDED IN THEIS PERMIT) 2. VEHICLE MOVEMENTS IN A TANDEM ARRANGEMENT SHALL NOT TAKE PLACE ON ANY PARKING" PAINTED IN 12" HIGH MIN. LETTERING . WHITE DIAGONAL STREET OR ALLEY;08 LOCATION OF (N) TOW AWAY SIGNAGE PER 11B- AS-BUILT STEEL SLIDING GATE/ FENCE, REFER TO SHEET A 1.4 DATE DESCRIPTIONLINES IF PAINTED ON ASPHALT PAVING. V.I.F. 18 NOT USED 28 3. THE VALET DROP-OFF LANES, AND ANY ASSOCIATED KIOSKS OR OTHER SIMILAR ITEMS,502.8. -REFER TO DETAILS #2 AND 7, SHEET AD 3.0 (TO BE INCLUDED IN THEIS PERMIT). GATE SHALL REMAIN OPEN SHALL BE LOCATED TO ALLOW FOR THE SAFE AND EFFICIENT FUNCTION OF THE VALET 10/31/17 BLDG DEPT. SUBMITTALDURING REGULAR BUSINESS HOURS.02 (N) 12'-0" W. X 18'-0" L. VAN-ACCESSIBLE PARKING SPACE. V.I.F. 09 (E) MAIN WATER SHUT OFF VALVE 19 NOT USED OPERATION, IN THAT IT WILL NEITHER ADVERSELY IMPACT THE PARKING AND INTERNAL
CIRCULATION OF THE PARKING LOT OR ANY ADJACENT RIGHT-OF-WAY, NOR ENCROACH 01/06/16 BLDG DEPT RE-SUBMITTAL04/11/18(N) 8'-0" W. X 20'-0" L. ACCESSIBLE VALET UNLOADING ZONE. VALET PARKING HATCH INDICATES (N) 48" WIDE ACCESSIBLE ROUTE. 29 (E) 4" Ø STEEL BOLLARD W/ CAP TO REMAIN INTO ANY REQUIRED FIRE LANE ACCESS AREA;03 10 (E) ELEC PANEL 20SHALL COMPLY WITH SBMC 30.175.090.G -REFER TO VALET PARKING FIELD VERIFY 2% MAX. SLOPE. HLC SUBMITTAL4. VALET PARKING SHALL NOT INTERFERE WITH, REDUCE, REMOVE, OR UTILIZE ANY 06/12/18
NOTES, THIS SHEET. +/- 41 SF of (E) ASPHALT SURFACE TO BE REMOVED 30 (N) WHEEL STOP AUTOMOBILE OR BICYCLE PARKING SPACES REQUIRED FOR ANY OTHER USE; AND 06/18/18 BLDG DEPT RE-SUBMITTAL11 (E) ELEC EQUIPMENT 2104 RELOCATED 9'-0" W. X 18'-0" L. ACCESSIBLE PARKING SPACE. 5. SITES UTILIZING VALET PARKING SHALL ENSURE A PARKING ATTENDANT WILL BE ON
31 (N) DETECTABLE WARNINGS -REFER TO DETAIL #8, SHEET AD 3.0. DUTY AT ALL TIMES THAT THE FACILITY IS IN USE, AND SUFFICIENT STAFF AND FACILITIES 09/10/18 AND REPLACED WITH (N) LANDSCAPE AREA
BLDG DEPT RE-SUBMITTALXX/XX/XX(N) PAINTED INTERNATIONAL SIGN OF ACCESSIBILITY, V.I.F. -REFER TO (E) OPEN TRASH AREA. (N) 65 GAL. 22 (N) RAMP. 1:12 MAX. SLOPE (N) CREEPING FIG TO BE PLANTED AT AS-BUILT FENCE TO TO ENSURE THAT AUTOMOBILES ARE MOVED FOR PARKING PROMPTLY. NO AUTOMOBILE05 12DETAIL #1, SHEET AD 3.0. FOOD SCRAPS CONTAINER REQUIRED. PROVIDE SCREENING OF EXISTING TRASH AREA. VINE TO BE QUEUING OR PARKING IS ALLOWED IN TRAVEL LANES AT ANY TIME. IF THE SITE IS UNABLE 10/08/18 BLDG DEPT RE-SUBMITTAL 23 (N) STAIRS 32 PLANTED ON PARKING LOT SIDE OF FENCE AND TRIMMED TO TO SATISFY THE VALET PARKING DEMAND AND QUEUING OR DOUBLE-PARKING OCCURS,RELOCATED ACCESSIBLE PARKING SIGNAGE. -REFER TO DETAIL #2,06 (E) ACCESSIBLE PARKING AND LOADING ZONE MAINTAIN CLEARANCE AT THE VEHICULAR VISIBILITY TRIANGLE AS THE OPERATION SHALL BE TEMPORARILY CLOSED, UNTIL THE DEMAND CAN BESHEET AD 3.0. 13 -TO BE RELOCATED (SHOWN DASHED) SHOWN ON THE PLAN. PROPERLY HANDLED, AND SHALL DISPLAY A SIGN WITH THE WORD "FULL" THAT IS24 (N) HANDRAILNOTE: SITE PLAN SHOWS ANY AND ALL SETBACKS, EASEMENTS OR OTHER CLEARLY VISIBLE TO APPROACHING TRAFFIC.POTTED TREES TO PROVIDE SCREENING FOR EXISTING TRASH(E) VAN- ACCESSIBLE PARKING AND LOADING 33RESTRICTIONS THAT MAY AFFECT THE CONSTRUCTION OF THE PROJECT 14 AREA.ZONE -TO BE RELOCATED (SHOWN DASHED) 25 60" MIN. DIAMETER TURNING RADIUSUNDER THIS PERMIT
POTTED TREES TO PROVIDE SCREENING FOR EXISTING TRASH+/- 90 SF OF (E) ASPHALT SURFACE (SHOWN SHADED), TO BE 33LINE INDICATES PROPOSED PATH OF TRAVEL FROM ACCESSIBLE 15 (E) PARKING STRIPING TO REMAIN, TYP. TT 2.0AREA.26 REMOVED AND REPLACED WITH CONCRETE FORPARKING TO ACCESSIBLE ENTRY. WALKING SURFACES HAVE A (N) ACCESSIBLE LOADING ZONE- 2% MAX. SLOPE- V.I.F. CONSTRUCTION OF (N) RAMP, LANDING, AND STAIRS.CROSS SLOPE OF 1:48 MAXIMUM WITH A SLOPE OF 1:20 OR LESS 16 34 HATCH INDICATES VEHICULAR VISBILITY TRIANGLE. ALL STRIPING TO BE PAINTED BLUE, HATCH LINES PAINTED REFER TO SHEET A 1.4IN THE DIRECTION OF TRAVEL LANDSCAPE TO BE MAINTAINTED TO REMAIN CLEAR OF TRIANGLE SITE PLAN AT 36" O.C. MAX. "NO PARKING" PAINTED IN 12" HIGH SHOWN ON PLANS. MIN. LETTERING . V.I.F.
16 '-3
12" 42" MIN
(E) 3068 SC DOOR (32" MIN. CLEAR AT OPENING). DOOR SHALL BE ALL NEW AND ALTERED ACCESSIBLE GUEST ROOMS MUST COMPLY WITH THEMAX. 24" MIN. A.1 TIGHT-FITTING, VERIFY DR. EQUIPPED W/ SELF-CLOSING DEVICE. DOOR AND REQUIREMENTS SET FORTH IN CBC 11B-806 AS FOLLOWS: HARDWARE SHALL MEET REQUIREMENTS SET FORTH IN DOOR NOTES, SHEET AD 1.0. 11B-806.2 GUEST ROOMS WITH MOBILITY FEATURES. GUEST ROOMS REQUIRED
A.7 A.8 TO PROVIDE MOBILITY FEATURES SHALL COMPLY WITH 11B-806.2.A.5 A.29 A.26 A.29 A.28 (N) 3068 SC POCKET DOOR (32" MIN. CLEAR AT OPENING). DOOR SHALL BE
A.2 11B-806.2.1 LIVING AND DINING AREAS. LIVING AND DINING AREAS SHALL BETIGHT-FITTING, VERIFY DR. EQUIPPED W/ SELF-CLOSING DEVICE, PORTMAN ACCESSIBLE. 11B-806.2.2 EXTERIOR SPACES. EXTERIOR SPACES, INCLUDINGPC11F OR EQUIVALENT, AND (N) ADA COMPLIANCE LATCH, TRIMCO 1074-1 OR PATIOS, TERRACES AND BALCONIES, THAT SERVE THE GUEST ROOM SHALL BEEQUIVALENT/ DR. TO REMAIN CLOSED EXCEPT DURING CLEANING & MAINT. ACCESSIBLE.OPERATIONS. DOOR AND HARDWARE SHALL MEET REQUIREMENTS SET
FORTH IN DOOR NOTES, SHEET AD 1.0. 11B-806.2.3 SLEEPING AREAS. AT LEAST ONE SLEEPING AREA SHALL PROVIDE A
7"-9"
17 "-
18 "
.
36 INCH (915 MM) BY 48 INCH (1219 MM) MINIMUM CLEAR SPACE ON BOTH SIDES(N) TOILET- SEAT SHALL BE 17" MIN.-19" MAX. A.F.F. FLUSH HANDLE SHALL BE OF A BED. THE CLEAR SPACE SHALL BE POSITIONED FOR PARALLEL APPROACHON WIDE SIDE TO THE SIDE OF THE BED. EXCEPTION: WHERE A SINGLE CLEAR FLOOR SPACE COMPLYING WITH 11B-305 POSITIONED FOR PARALLEL APPROACH IS PROVIDED(N) SINK MTD. AT 34" MAX. A.F.F. PROVIDE 9" HIGH X 17" MIN. DEEP TOEA.6 A.4 BETWEEN TWO BEDS, A CLEAR FLOOR OR GROUND SPACE SHALL NOT BECLEARANCE. BOTTOM OF BOWL SHALL BE 27" MIN. A.F.F. -REFER TO DETAIL #48" MIN. CLR REQUIRED ON BOTH SIDES OF A BED.4, SHEET AD 2.0
11B-806.2.3.1 PERSONAL LIFT DEVICE FLOOR SPACE. THERE SHALL BE A CLEARA.3 A.5 60" MIN. DIAMETER TURNING RADIUS.A.9 SPACE UNDER THE BED FOR THE USE OF A PERSONAL LIFT DEVICE. THE CLEAR SPACE SHALL EXTEND UNDER THE BED PARALLEL TO THE LONG SIDE AND BE
(N) 36" L. REAR GRAB BAR MOUNTED AT 33" MIN.-36" MAX. A.F.F. -REFER TO ADJACENT TO AN ACCESSIBLE ROUTE. THE CLEAR SPACE SHALL EXTEND TOA.6
32 "
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1 4/
A 1
0. 0 POINTS HORIZONTALLY 30 INCHES (762 MM), VERTICALLY 7 INCHES (178 MM)DETAIL #1 & 5, SHEET. AD 2.0
AND NOT MORE THAN 12 INCHES (305 MM) FROM THE HEAD AND FOOT END OF A.5 THE BED.A.2 (N) 42" L SIDE GRAB BAR MOUNTED AT 33" MIN.-36" MAX. A.F.F. - REFER TO48" MIN. CLR. A.7A.20 DETAIL #1 & 5 SHEET AD 2.0 11B-806.2.4 TOILET AND BATHING FACILITIES. AT LEAST ONE BATHROOM THAT
IS PROVIDED AS PART OF A GUEST ROOM SHALL COMPLY WITH 11B-603. NO(N) TOILET PAPER ROLL MOUNTED DISPENSER. @ 19" MIN. A.F.F. WITHIN 7"-9"A.8 FEWER THAN ONE WATER CLOSET, ONE LAVATORY, AND ONE BATHTUB ORFROM FRONT EDGE OF THE TOILET SEAT TO C.L. OF DISPENSER. -REFER TO SHOWER SHALL COMPLY WITH APPLICABLE REQUIREMENTS OF 11B-603DETAIL #1 & 5, SHEET AD 2.0 THROUGH 11B- 610. IN ADDITION, REQUIRED ROLL-IN SHOWER COMPARTMENTS 36" MIN. CLR.
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A.10 SHALL COMPLY WITH 11B-608.2.2 OR 11B-608.2.3. TOILET AND BATHING FIXTURES(N) MIRROR MOUNTED AT @ 40" MAX. A.F.F. TO BTTM. OF REFLECTIVE EDGE.A.9 REQUIRED TO COMPLY WITH 11B-603 THROUGH 11B-610 SHALL BE PERMITTED15"-16" -REFER TO DETAIL #1, SHEET AD 2.0 TO BE LOCATED IN MORE THAN ONE TOILET OR BATHING AREA, PROVIDED THAT TRAVEL BETWEEN FIXTURES DOES NOT REQUIRE TRAVEL BETWEEN OTHER
(N) ALTERNATIVE ROLL-IN TYPE SHOWER COMPARTMENT, SHALL BE 36" WIDE PARTS OF THE GUEST ROOM.A.10 BY 60" DEEP MIN. CLR. INSIDE DIMENSIONS WITH A 36" MIN. OPENING WIDTH ON
3" M
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A.122 1/2" MAX. THE LONG SIDE. PER CBC 11B-608.7, THRESHOLDS IN ROLL-IN TYPE SHOWER 11B-806.2.4.1 VANITY COUNTER TOP SPACE. IF VANITY COUNTER TOP SPACE IS COMPARTMENTS SHALL BE 1/2" HIGH MAXIMUM WITH 2:1 BEVEL IN ACCORDANCE WITH SECTION 11B-303. FLOOR SHALL BE SLOPED 1:48 MAX. IN ANY DIRECTION. FLOOR DRAINS W/ 1-1/4" MAX. GRATE OPENINGS TO BE FLUSH
PROVIDED IN NON-ACCESSIBLE GUEST TOILET OR BATHING ROOMS, COMPARABLE VANITY COUNTER TOP SPACE, IN TERMS OF SIZE AND PROXIMITY TO THE LAVATORY, SHALL ALSO BE PROVIDED IN ACCESSIBLE GUEST TOILET
WITH THE FLOOR SURFACE. OR BATHING ROOMS.
A.11
A.12
(N) SHOWER COMPARTMENT SEAT SHALL BE 17" MIN.-19" MAX. A.F.F. WHEN FOLDED, THE SEAT SHALL EXTEND 6 INCHES MAXIMUM FROM THE MOUNTING WALL. SEAT SHALL BE FOLDING TYPE AND INSTALLED ON FRONT WALL PER REQUIREMENTS SET FORTH IN CBC 11B-610.3
(N) SHOWER GRAB BAR MOUNTED AT 33" MIN.-36" MAX. A.F.F. GRAB BARS SHALL BE INSTALLED 6" MAXIMUM FROM ADJACENT WALLS AND NOT BE
11B-806.2.6 TURNING SPACE. TURNING SPACE COMPLYING WITH 11B-304 SHALL BE PROVIDED WITHIN THE GUEST ROOM.
11B-806.3 GUEST ROOMS WITH COMMUNICATION FEATURES. GUEST ROOMS REQUIRED TO PROVIDE COMMUNICATION FEATURES SHALL COMPLY WITH 11B-806.3.
1 1/
2" M
A X
.
A.11 A.23 A.12 PROVIDED ABOVE THE SEAT - REFER TO DETAIL #1, SHT. A 2.0 11B-806.3.1 ALARMS. WHERE EMERGENCY WARNING SYSTEMS ARE PROVIDED, ALARMS COMPLYING WITH 11B-702 SHALL BE PROVIDED.
A.24 6" MAX. A.13
(N) 24" L. MIN. GRAB BAR MOUNTED AT CONTROL END WALL. GRAB BAR TO BE MOUNTED AT FRONT EDGE OF BATHTUB AT 33"-36" A.F.F. - REFER TO DETAIL #1 SHEET AD 2.0.
11B-806.3.2 NOTIFICATION DEVICES. VISIBLE NOTIFICATION DEVICES SHALL BE PROVIDED TO ALERT ROOM OCCUPANTS OF INCOMING TELEPHONE CALLS AND A DOOR KNOCK OR BELL. NOTIFICATION DEVICES SHALL NOT BE CONNECTED
(N) GRAB BARS MOUNTED AT BACK WALL. GRAB BAR TO BE MOUNTED 15" MAX.3'-0" EXACT9" TO VISIBLE ALARM SIGNAL APPLIANCES. TELEPHONES SHALL HAVE VOLUMEA.14 FROM HEAD WALL AND 12" MAX. FROM CONTROL END WALL. MOUNT ONE GRAB CONTROLS COMPATIBLE WITH THE TELEPHONE SYSTEM AND SHALL COMPLY BAR AT 33"-36" A.F.F. AND ONE GRAB BAR AT 8"-10" ABOVE RIM OF BATHTUB. WITH 11B-704.3. TELEPHONES SHALL BE SERVED BY AN ELECTRICAL OUTLET -REFER TO DETAIL #1 & 3, SHEET AD 2.0. COMPLYING WITH 11B-309 LOCATED WITHIN 48 INCHES (1220 MM) OF THE
TELEPHONE TO FACILITATE THE USE OF A TTY.(N) BUILT-IN SEAT AT HEAD WALL OF BATHTUB. SEAT HEIGHT SHALL BE 17"-19" A.15 A.F.F. AND DEPTH SHALL BE 15" MIN. SEAT SHALL EXTEND FROM THE BACK
WALL TO OR BEYOND THE OUTER EDGE OF THE BATHTUB. 11B-702: FIRE ALARM SYSTEMS SHALL HAVE PERMANENTLY INSTALLED AUDIBLE AND VISUAL ALARMS COMPLYING WITH NFPA 72 AND CHAPTER 9, SECTIONS(N) BATHTUB CONTROLS. CONTROLS SHALL BE LOCATED ON AN END WALLA.17 A.25 A.21 A.25 A.17 A.30 A.34 A.22 A.1 A.31 A.16 907.5.2.1 AND 907.5.2.3.BETWEEN THE BATHTUB RIM AND GRAB BAR AND BETWEEN THE OPEN SIDE OF
THE BATHTUB AND THE CENTERLINE OF THE WIDTH OF THE BATHTUB. -REFER 11B- 704.3: PUBLIC TELEPHONES REQUIRED TO HAVE VOLUME CONTROLSTO DETAIL 1, SHEET AD 2.0. SHALL BE EQUIPPED WITH A RECEIVE VOLUME CONTROL THAT PROVIDES A
12" MIN. PROVIDE 36"x48" CLEAR SPACE EACH SIDE OF BED FOR PARALLEL APPROACH. GAIN ADJUSTABLE UP TO 20 DB MINIMUM. FOR INCREMENTAL VOLUME A.17 - REFER TO GUESTROOM ACCESSIBILITY NOTES, THIS SHEET FOR ADDITIONAL CONTROL, PROVIDE AT LEAST ONE INTERMEDIATE STEP OF 12DB OF GAIN
REQUIREMENTS MINIMUM. AN AUTOMATIC RESET SHALL BE PROVIDED. VOLUME CONTROL TELEPHONES SHALL BE EQUIPPED WITH A RECEIVER THAT GENERATES A
(N) VISUAL NOTIFICATION DEVICE TO ALERT ROOM OCCUPANTS OF DOOR MAGNETIC FIELD IN THE AREA OF THE RECEIVER CAP. PUBLIC TELEPHONES A.18 KNOCK OR DOOR BELL. - DEVICE TO MEET THE REQUIREMENTS IN CBC WITH VOLUME CONTROL SHALL BE HEARING AID COMPATIBLE.
11B-806.3.2 -REFER TO GUESTROOM ACCESSIBILITY NOTES THIS SHEET AND 11B-811.2: CLEAR FLOOR OR GROUND SPACE. A CLEAR FLOOR OR GROUND SPACE COMPLYING WITH SECTION 11B-305 SHALL BE PROVIDED.N
EENLARGED GUESTROOM PLAN -ROOM 403 DETAIL 02, SHEET AD2.0 SCALE: 1/2" = 1'-0" (E) TELEPHONE WITH VISUAL NOTIFICTION FUNCTION. -V.I.F. TELEPHONEA.19 MEETS THE REQUIREMENTS IN CBC 11B-704.3 AND IS SERVED BY AN 11B-811.3: HEIGHT. STORAGE ELEMENTS SHALL COMPLY WITH AT LEAST ONE OFELECTRICAL OUTLET COMPLYING WITH CBC 11B-309 LOCATED WITHIN 48" OF THE REACH RANGES SPECIFIED IN SECTION 11B-308.THE TELEPHONE TO FACILITATE THE USE OF A TTY. -REFER TO GUESTROOM
ACCESSIBILITY NOTES THIS SHEET AND DETAIL 02, SHEET AD2.0 11B-811.4: OPERABLE PARTS. OPERABLE PARTS SHALL COMPLY WITH SECTION 11B-309.(N) CEILING MOUNTED SMOKE ALARM WITH VISIBLE ALARM NOTIFICATION
A.20 APPLIANCE, ACTIVATED BY BOTH THE IN ROOM SMOKE ALARM AND THE BUILDING FIRE ALARM SYSTEM. FIELD VERIFY EXACT LOCATION.
PROVIDE CLEAR 30" HORIZONTAL AND 7" VERTICAL CLEAR SPACE UNDER BED A.21 FOR PERSONAL LIFT DEVICE. CLEAR SPACE MUST EXTEND TO 12" MAX. FROM
EDGE OF BED. -REFER TO GUESTROOM ACCESSIBILITY NOTES, THIS SHEET WALL LEGEND ADDITIONAL REQUIREMENTS.12"A.1 A.22 A.5 A.28 A.26 A.19 A.30 A.29 A.28 A.33 A.32
(E) WALL -TO REMAIN(N) DOOR KNOCK OR DOOR BELL TRANSMITTER FOR INDOOR VISUALMIN. A.22 NOTIFICATION DEVICE5'-0" (N) FULL HEIGHT PARTITION WALL 2X STEEL STUDS @ 16" O.C. - REFER TO 1/A 10.0(N) SINGLE LEVER SHOWER CONTROL. OPERABLE PARTS OF CONTROLS AND
A.23 FAUCETS SHALL BE INSTALLED ON THE SIDE WALL OF THE COMPARTMENT ADJ. TO THE SEAT WALL 19" MIN. AND 27" MAX. FROM THE SEAT WALL; AND (E) NON-LOAD BEARING WALL -TO BE REMOVED SHALL BE LOCATED ABOVE THE GRAB BAR, BUT NO HIGHER THAN 48" ABOVE THE SHOWER FLOOR, WITH THEIR C.L. AT 39" - 41" A.F.F. -REFER TO DETAIL #1,
18" MIN. SHEET AD 2.0.
(N) SHOWER SPRAY UNIT WITH 59" L. MIN. HOSE. UNIT SHALL BE ABLE TO BE A.24 USED IN BOTH A HAND HELD AND FIXED POSITION. ON/OFF CONTROL WITH A1'-3" MAX. 12" MAX.
NON-POSITIVE SHUT-OFF REQ'D. PER CBC 11B-608.6. FROM FROM HEAD WALL CONTROL A.25 (E) NIGHTSTANDA.15 A.14 TO GRAB WALL TO BAR GRAB BAR
(E) DESK. FIELD VERIFY 34" MAX. DESK SURFACE HEIGHT AND KNEEA.26 CLEARANCE REQUIRMENTS. -REFER TO DETAIL #07, SHEET AD 2.0.
18 "
A.31 T-SHAPED TURNING SPACE COMPLYING WITH CBC 11B-304.3.2
A.32 (E) CLOSET -TO REMAIN. FIELD VERIFY CLOSET STORAGE / SHELVING TO COMPLY WITH 11B-811 AND REACH RANGES AS SPECIFIED IN DETAIL #2, SHEET AD 2.0.
A.2
18 "
. C
LR .
(E) 3068 DOUBLE SWING DOOR TO BE REPLACED WITH (N) 3068 SINGLE SWINGA.33 DOOR (32" MIN. CLEAR AT OPENING).A.5
PROVIDE (N) ADA PUSH BUTTON, W/ 30" X 48" CLEAR FLOOR AREA FORA.4 A.34 AUCTOMATIC DOOR ACUTATOR AS SHOWN ON PLAN. TWO PUSH BUTTONS SHALL BE INSTALLED AND MUST COMPLY WITH REACH RANGES SPECIFIED IN CBC 11B-309 -REFER TO DOOR NOTES, SHEET A 1.0 AND DETAIL #2, SHEET AD2.0
12 "
24 "
A.6 DATE DESCRIPTION
BLDG DEPT. SUBMITTAL10/31/17
BLDG DEPT RE-SUBMITTAL01/06/1604/11/18
7"-9"
17 "-
18 "
A.25 A.21 A.25 A.17 A.25 A.21 A.27 A.7 A.8 BLDG DEPT RE-SUBMITTAL
1'-5 1/4" 24" MIN.
59" MIN. CLR. REQ. A 1.2 N
EENLARGED GUESTROOM PLAN -ROOMS 200, 300, 400 BATHROOM PLAN/ INT. ELEVATIONSCALE: 1/2" = 1'-0"
10/08/18
216 TYPE 1C
217 TYPE 5
DOOR NOTES: ALL DOORS ARE EXISTING TO REMAIN, UNLESS NOTED OTHERWISE.
WALL LEGEND FLOOR PLAN REFERENCE NOTES EGRESS/ DOOR ACCESSIBILITY NOTES
205 06 06 06
CONTRACTOR TO FIELD VERIFY ALL GUESTROOM ENTRY DOORS PROVIDE 32" MIN. CLEARANCE INTO EACH SPACE, OR PROVIDE.
FULL-POWERED AUTOMATIC DOORS SHALL COMPLY WITH ANSI/BHMA
EXISTING WALL -TO REMAIN
01
02
(N) FLOOR DESIGATION SIGNAGE, BOTH JAMBS OF ELEVATOR HOISTWAY EACH FLOOR
(N) 2" H. RAISED STAR, BOTH JAMBS OF ELEVATOR HOISTWAY OF MAIN LEVEL
A (E) ACCESSIBLE ENTRANCE DOOR. FIELD VERIFY DOOR IS EQUIPPED W/ SELF CLOSING DEVICE AND LEVER-TYPE DOOR HARDWARE PER DOOR NOTES, SHEET AD 1.0. FIELD VERIFY THRESHOLD MEETS REQUIREMENTS, AS SET FORTH IN DETAIL #8, SHEET AD 2.0.
TYPE 2
TYPE 2
A156.10. LOW-ENERGY AND POWER-ASSISTED DOORS SHALL COMPLY WITH ANSI/BHMA A156.19.
POWERED DOORS SHALL BE CONTROLLED ON BOTH THE INTERIOR AND EXTERIOR SIDES OF THE DOORS BY SENSING DEVICES, PUSH PLATES, VERTICAL ACTUATION BARS OR OTHER SIMILAR OPERATING DEVICES COMPLYING WITH SECTIONS 11B-304, 11B-305 AND 11B-308. AT EACH LOCATION WHERE PUSH PLATES ARE PROVIDED THERE SHALL BE TWO
LINE INDICATES PROPOSED ACCESSIBLE PATH OF TRAVEL TO AREA OF ALTERATION
03
04
05
+/- 41 SF of (E) ASPHALT SURFACE TO BE REMOVED AND REPLACED WITH (N) LANDSCAPE AREA
(N) RAMP W/ HANDRAIL. 1:12 MAX. SLOPE - REFER TO DEATIL 7, SHEET A 10.0
(N) STAIRS - REFER TO DEATIL 7, SHEET A 10.0
B
C
(N) INTERNATIONAL SIGN OF ACCESSIBILITY AT ENTRANCE -SIGNAGE TO MEET REQUIREMENTS PER DETAIL #9, SHEET AD 2.0.
VERIFY BOTTOM 10" OF DOOR HAS A SMOOTH, UN-INTERRUPTED SURFACE TO ALLOW DOOR TO BE OPENED BY A WHEELCHAIR FOOTREST WITHOUT CREATING A TRAP OR HAZARDOUS CONDITION. -REFER TO DOOR NOTES, SHEET AD 1.0.
207 TYPE 1B
208 TYPE 1B
SEE SHEET A 1.2, FOR ADA ROOM FLOOR PLAN 220
TYPE 1A 221 TYPE 2
PUSH PLATES; THE CENTERLINE OF ONE PUSH PLATE SHALL BE 7 INCHES MINIMUM AND 8 INCHES MAXIMUM ABOVE THE FLOOR OR GROUND SURFACE AND THE CENTERLINE OF THE SECOND PUSH PLATE SHALL BE 30 INCHES MINIMUM AND 44 INCHES MAXIMUM ABOVE THE FLOOR OR GROUND SURFACE. EACH PUSH PLATE SHALL BE A MINIMUM OF 4 INCHES DIAMETER OR A MINIMUM OF 4 INCHES BY 4 INCHES SQUARE AND SHALL DISPLAY THE INTERNATIONAL SYMBOL OF ACCESSIBILITY COMPLYING WITH SECTION 11B-703.7.
WHERE MEANS OF EGRESS DOORS ARE OPERATED OR ASSISTED BY
06
07
08
ROOM TO BE PROVIDED WITH COMMUNICATION FEATURES COMPLYING WITH CBC 11B-224.4 & 806.3. -REFER TO ACCESSIBLE GUESTROOM NOTES, SHEET A 1.1
34" H. RECEPTION TABLE
(E) RECEPTION COUNTER TO BE ALTERED TO 34" H. MAX AND PROVIDE 30" X 48" CLEAR SPACE FOR PARALLEL APPROACH.COUNTER TO COMPLY WITH CBC 11B-226 & 227.3
D
E
(E) TACTILE "EXIT" SIGNAGE AT ACCESSIBLE EXIT. SIGNAGE TO BE RE-LOCATED TO MEET HEIGHT AND CLEAR FLOOR SPACE REQUIREMENTS SET FORTH IN DETAIL #3, SHEET AD 3.0.
PROVIDE (N) ADA PUSH BUTTON, BRONZE FINISH, W/ 30" X 48" CLEAR FLOOR AREA FOR AUTOMATIC DOOR ACUTATOR AS SHOWN ON PLAN. TWO PUSH BUTTONS SHALL BE INSTALLED AND MUST COMPLY WITH REACH RANGES SPECIFIED IN CBC 11B-309 AND SIGNAGE PER BHMA A156.19 -REFER TO DOOR NOTES THIS SHEET AND DETAIL #2, SHEET AD2.0
209 TYPE 1B
210 TYPE 1B
222
POWER, THE DESIGN SHALL BE SUCH THAT IN THE EVENT OF POWER FAILURE, THE DOOR IS CAPABLE OF BEING OPENED MANUALLY TO PERMIT MEANS OF EGRESS TRAVEL OR CLOSED WHERE NECESSARY TO SAFEGUARD MEANS OF EGRESS PER CBC 1010.1.4.2.
09
10
(E) RAMP -TO REMAIN
F (N) TACTILE "EXIT" SIGNAGE AT ACCESSIBLE EXIT. SIGNAGE TO BE RE-LOCATED TO MEET HEIGHT AND CLEAR FLOOR SPACE REQUIREMENTS SET FORTH IN DETAIL #3, SHEET AD 3.0.
211 TYPE 1A
212 TYPE 1B
TYPE 1A 223 TYPE 2
LOW ENERGY OPERATED DOORS SHALL COMPLY WITH FORCE TO STOP DOOR FROM OPENING OR CLOSING IS 15 LBS. MAXIMUM; IT SHALL REMAIN OPEN FOR A MINIMUM OF 5 SECONDS
PER BHMA A156.19 THE SIGNAGE REQUIRED IS 6" MINIMUM DIAMETER WITH 5/8" MINIMUM HEIGHT BLACK LETTERING ON A YELLOW BACKGROUND, MOUNTED AT 50" ABOVE FINISH FLOOR +12" TO THE
215 214 224
TYPE 2 225
CENTERLINE AND VISIBLE FROM BOTH SIDES SAYING "AUTOMATIC CAUTION DOOR" AND ADD AN ADDITIONAL SIGN AT BOTH THE INTERIOR AND EXTERIOR WHICH STATES "ACTIVE SWITCH TO OPERATE".
TYPE 1A TYPE 1B TYPE 7
SECOND FLOOR KEY PLAN - FOR REFERENCE ONLY A 1
SCALE: 1/16" = 1'-0" 04 E B C 05 A1.5
7'-6"
OFFICE (E) OFFICE CLO.
306 318
5' -0
"
ROOM 60"SEE SHEET A 1.2, FOR 48" TYPE 1B 308
TYPE 1B ADA ROOM FLOOR 36" MIN. PLAN 320 321 54
" 54
(E) MEETING ROOM48"
08 01(E) RECEPTION 0'-6" (E) 8.1%310 0'-6" F.F.02 09 SLOPE309 TYPE 1B F.F.
TYPE 1B 10322
311 TYPE 1A
312 TYPE 1B
(E) MEN'S RESTROOM324
315 TYPE 2 325314 (E) OFFICE TYPE 1A TYPE 1B TYPE 7
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IO R
R E
M O
D E
L T
O A
N E
X IS
T IN
G H
O T
E L
53 3
S TA
T E
S T
R E
E T
5' -0
SCALE: 1/16" = 1'-0" (E) LOBBY 60" MIN.
7'-6"SEE SHEET A 1.2, FOR ADA ROOM FLOOR PLAN
403 TYPE 6 (ADA)
404 401 416 417 (E) OFFICE (E) OFFICE TYPE 2 TYPE 8 TYPE 1C TYPE 5ELEV.
06 06
406 418 TYPE 2 TYPE 2 TYPE 2
(E) TENANT LEASE (E) TENANT LEASE SPACE SPACE407 SEE SHEET A 1.2, FOR -NOT IN PROJECT -NOT IN PROJECT
TYPE 1B 408 ADA ROOM FLOOR SCOPE SCOPE 420PLANTYPE 1B
TYPE 1A 421 TYPE 2
(E) TENANT LEASE (E) TENANT LEASE (E) TENANT LEASE (E) TENANT LEASE SPACE SPACE SPACE SPACE
-NOT IN PROJECT (E) ENTRY -NOT IN PROJECT -NOT IN PROJECT -NOT IN PROJECT 410 SCOPE SCOPE SCOPE SCOPE409
TYPE 1BTYPE 1B D422 TYPE 1A
S A
N TA
B A
R B
A R
A ,C
A m
a i
DATE DESCRIPTIONE 411 412 423 10/31/17 BLDG DEPT. SUBMITTAL
TYPE 1A TYPE 1B TYPE 2 48" 30" BLDG DEPT RE-SUBMITTAL01/06/1604/11/18
06/12/18 HLC SUBMITTAL
TYPE 1B E 10/08/18 BLDG DEPT RE-SUBMITTALTYPE 7 30"
60"
SCALE: 1/16" = 1'-0" B
AAA 11..00 NOTE: ALL ENTRY DOORS INTO BOTH NON-ACCESSIBLE AND ACCESSIBLE ROOMS TO BE PROVIDED WITH A FFIRST FLOOR KEY PLANN MINIMUM 32" CLEARANCE INTO EACH SPACE. V.I.F. FFLLOOOORR PLAN-PLAN- EXISTINGEXISTING // PROPOSEDPROPOSEDSCALE: 1/8" = 1'-0"
415
9
09
04
06
14
02 09 TYPE TOTAL ROOM #S 02 03
1A 12 211, 215, 220, 222 311, 315, 320, 322 411, 415, 420, 422
09 1B 18 207, 208, 209, 210, 212, 214
307, 308, 309, 310, 312, 314 11 407, 408, 409, 410, 412, 414
3' -8
1 /2
11 "
"
2 24 204, 205, 206, 218, 219, 221, 223, 224 03
6' -8
"
02 304, 305, 306, 318, 319, 321, 323, 324 404, 405, 406, 418, 419, 421, 423, 424
202, 302, 402 04
12 4 3 200, 300, 400 (ADA FULL MOBILITY ROOMS)
5 3 217, 317, 417
6 1 403 (ADA FULL MOBILITY ROOMS)
06 9'-5"
32" MIN. CLR.
4'-2"
NOT USED.
(N) WATER CLOSET TO REPLACE (E). WATER CLOSET TO MEET GREEN BUILDING WATER CONSERVATION REQUIREMENTS. 30" WIDE AND 24" DEEP CLEARANCE REQUIRED IN FRONT OF WATER CLOSET (SEE SHEET A
01
02
"
08 1.2 FOR CLEARANCE REQUIREMENTS IN MOBILITY ROOM BATHS. -REFER 15" MIN. 15" MIN. TO PLUMBING NOTES, THIS SHEET.
3'-0 1/2" (N) CUSTOM VANITY TO REPLACE (E). LAVATORY FAUCET TO MEET GREEN 03 BUILDING WATER CONSERVATION REQUIREMENTS -REFER TO PLUMBING NOTES, THIS SHEET. NOTE: REFER TO SHEET A 1.2 FOR BATH TYPE 6 ACCESSIBILITY REQUIREMENTS PLAN (N) BATHTUB/ SHOWER COMBO TO REPLACE (E). SHOWER HEAD(S) TO 04 03 02 MEET GREEN BUILDING WATER CONSERVATION REQUIREMENTS -REFER
4 '-1
"
SCALE: 1/2" = 1'-0" TO PLUMBING NOTES, THIS SHEET. FULL HEIGHT TILE ON WALL ABOVE TUB -REFER TO DETAIL #3, SHEET A 10.0.
(N) TILE AT ALTERED SHOWER -REFER TO SHOWER NOTES, THIS SHEET 05 AND DETAIL #8 SHEET A 10.0. 1:48 MAX SLOPE TO DRAIN AT ROLL-IN
4 '-1
1 "
12 SHOWER. 09 (E) POCKET DOOR TO REMAIN. FIELD VERIFY ALL DOORS PROVIDE MIN. 32" 06 CLEARANCE OR PROVIDE (REQUIRED AT ALL NON-ACCESSIBLE ROOMS) 03 5'
-6 "
06 -REFER TO DETAIL 14, SHEET A 10.0 11 04 RELOCATE SANITARY CONNECTION AT WATER CLOSET TO MEET ADA 07 DISTANCE FROM WALL REQUIREMENTS. -REFER TO SHEET A 1.2 FOR
ACCESSIBILITY REQUIREMENTS.
(E) NON-LOAD BEARING PARTITION WALLS TO BE REMOVED FOR ROLL-IN 08 12 SHOWER (SHOWN DASHED). (N) WALL TO BE LOCATED TO PROVIDE 5'-0" 7'-11"
10'-3" 10
09 CLEARANCE AT GUESTROOM DOOR. -REFER TO DETAILS #1 & 2 SHEET A10.0.
(N) TEMPERED GLASS PARTITION AT BATHTUB/ SHOWER.
6 BATH TYPE 3B SCALE: 1/2" = 1'-0"
06 10 (N) SHOWER TO REPLACE (E) BATHTUB SHOWER HEAD(S) TO MEET GREEN
BUILDING WATER CONSERVATION REQUIREMENTS -REFER TO PLUMBING NOTES, THIS SHEET. FULL HEIGHT TILE ON SHOWER WALLS. WEDI SYSTEM SHOWER RECEPTOR TO BE INSTALLED AT NON-ACCESSIBLE SHOWERS ONLY -REFER TO SHEET A 10.1 FOR SPECIFICATIONS.
5'-6" 11 30" DIAMETER CIRCLE MIN.
2'-7" 7'-7" 2 BATH TYPE 1B SCALE: 1/2" = 1'-0"
12 DASHED LINE INDICATES 30"x 48" WHEELCHAIR COMPLIANCE WITH TOUCHABILITY REQUIREMENTS PER CBC 11B-603.6 FOR ROOMS THAT ARE NOT REQUIRED TO PROVIDE MOBILITY FEATURES COMPLYING WITH CBC 11B-806.2. NOTE: HARDSHIP REQUEST FOR COMPLIANCE OF TOUCHABILITY REQUIREMENTS IN ROOMS WITH BATH TYPES 2 & 8 IS PENDING APPROVAL.
15" MIN. 15" MIN.
13 (N) 4068 BI-PART SWING DOOR
(N) 3068 SC POCKET DOOR (32" MIN. CLEAR AT OPENING). DOOR SHALL BE 14 TIGHT-FITTING, VERIFY DR. EQUIPPED W/ SELF-CLOSING DEVICE, PORTMAN
12 02 PC11F OR EQUIVALENT, AND (N) ADA COMPLIANCE LATCH, TRIMCO 1074-1 OR EQUIVALENT/ DR. TO REMAIN CLOSED EXCEPT DURING CLEANING & MAINT. OPERATIONS. DOOR AND HARDWARE SHALL MEET REQUIREMENTS SET FORTH IN DOOR NOTES, SHEET AD 1.0.
4' -1
12 06 02 RESTROOM FINISHES: 3'-10" 04 03 09
FLOOR AND WALL: TILE FINISH BATH TYPE 7 10 - TILE WALL SHALL BE 4'-0" MINIMUM HIGH FROM THE FLOOR WITH TILE BASE THAT
EXTENDS UPWARD ONTO THE WALLS NOT LESS THAN 4" PER 2013 CBC 1210 SCALE: 1/2" = 1'-0" CEILING: NEW ACOUSTICAL CEILING TILE TO REPLACE EXISTING.
PLUMBING NOTES: 17"-18"
03 06 ALL PLUMBING FIXTURES ON PLAN ARE EXISTING U.N.O.
ALL NEW PLUMBING FIXTURES SHOWN ON PLAN TO BE TIED INTO EXISTING 8'-1" 02 04 WATER/ SEWER SYSTEMS LOCATED ON PARCEL
15 "
.
ALL NEW PLUMBING FIXTURES TO BE WATER CONSERVING DEVICES AND MUST 06 07 MEET THE RESTRICTED FLOW REQUIREMENTS OF BELOW.
8'-0"
BATH TYPE 1C NOTE: REFER TO SHEET A 1.2 FOR ACCESSIBILITY REQUIREMENTS PLAN BATH TYPE 4 3 SCALE: 1/2" = 1'-0" 703 SCALE: 1/2" = 1'-0"
NON-COMPLIANT (E) PLUMBING FIXTURES SHALL BE REPLACED TO COMPLY WITH CURRENT CPC AND CALIFORNIA GREEN BUILDING STANDARD REQUIREMENTS PER 2016 CCC 1101 AND 2016 CALIFORNIA GREEN BUILDING STANDARD SECTION 4.303 AND 2016 CPC SECTION 403 AND 408
WATER CLOSETS, EITHER FLUSH TANK, FLUSHOMETER TANK, OR FLUSHOMETER VALVE OPERATED, SHALL HAVE AN AVERAGE CONSUMPTION OF NOT MORE THAN 1.28 GALLONS OF WATER PER FLUSH. LAVATORY FAUCETS SHALL HAVE A MAXIMUMM FLOW RATE OF .4 GPM AT 60 PSI, SHOWERHEADS: MAX. 2.0 GPM AT 80 PSI AND MULTIPLE SHOWERHEADS SERVING ONE SHOWER SHALL HAVE A COMBINED FLOW RATE OF ALL SHOWERHEADS OF
1' -1
2.0 GPM AT 80 PSI. 7'-11"
PROVIDE PRESSURE BALANCING VALVES AT ALL SHOWERS 06 15" MIN. 15" MIN. SHOWER NOTES:
02 09 03 02 04 1. SHOWER FLOOR AND WALLS SHALL BE FINISHED WITH A NON-ABSORBENT
SURFACE. SUCH SURFACE SHALL EXTEND TO A HEIGHT OF NOT LESS THAN 6' 3'-1" FEET (72" INCHES) ABOVE THE FLOOR. 12 04 2. SHOWER RECEPTOR SHALL BE WATERTIGHT AND SHALL BE CONSTRUCTED
04 FROM APPROVED-TYPE DENSE, NONABSORBENT, AND NONCORROSIVE 03 MATERIALS. EACH RECEPTOR SHALL BE ADEQUATELY REINFORCED, SHALL BE PROVIDED WITH AN APPROVED FLANGED FLOOR DRAIN DESIGNED TO MAKE A 06 WATERTIGHT JOINT IN THE FLOOR, AND SHALL HAVE SMOOTH,