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Meet the DBI Pros Summit October 25, 2006 Amy Lee, Acting Director

Meet the DBI Pros Summit October 25, 2006 Amy Lee, Acting Director. COMMERCIAL RENOVATION AND DISABILITY ACCESS. MEET THE DBI PROS. Part 1 : by Susan Leong, P.E., Senior Building Inspector, Commercial Plan Check Division

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Meet the DBI Pros Summit October 25, 2006 Amy Lee, Acting Director

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  1. Meet the DBI Pros SummitOctober 25, 2006 Amy Lee, Acting Director COMMERCIAL RENOVATION AND DISABILITY ACCESS

  2. MEET THE DBI PROS Part 1: by Susan Leong, P.E., Senior Building Inspector, Commercial Plan Check Division Part 2: by Neil Friedman, Senior Building Inspector,Manager of the Disabled Access Section and Secretary to The Access Appeals Commission

  3. MEET THE DBI PROS • Civil Rights legislation led to inclusion in Building Codes • Equal treatment for everyone • Investment into your business

  4. MEET THE DBI PROS CBC 101.2 Purpose. The purpose of this code is to provide minimum standards to safeguard life or limb, health, property and public welfare by regulating and controlling the design, construction, quality of materials, use and occupancy, location and maintenance of all buildings and structures within this jurisdiction and certain equipment specifically regulated herein.

  5. MEET THE DBI PROS [For DSA/AC] The purpose of this code is to ensure that barrier-free design is incorporated in all buildings, facilities, site work and other developments to which this code applies and to ensure that they are accessible to and usable by persons with disabilities.

  6. MEET THE DBI PROS Title 24 ≠ ADA

  7. MEET THE DBI PROS Title 24 is a California State law that DBI enforces ADA = Americans with Disabilities Act A federal law not enforced by DBI although you are responsible to make sure that your commercial space or building complies with ADA as well.

  8. MEET THE DBI PROS For more info on ADA: • Architectural Transportation Barrier Compliance Board: 1-800-872-2253 • Department of Justice: 202-514-0301 • Fair Housing Act, HUD: 415-556-0800 • Google: www.google.com

  9. MEET THE DBI PROS Requirements for New buildings: • CBC 11A: Apartments, Condos, Multifamily Dwellings • CBC 11B: Public Buildings & Public Accommodations, Commercial Buildings, & Publicly Funded Housing 1101A.1 & 1101B.1 General. Buildings or portions of buildings shall be accessible to persons with disabilities as required by this chapter.

  10. MEET THE DBI PROS Disabled Access Upgrade Requirements for Commercial Occupancies as required by Title 24 of the California Building Code (CBC)

  11. MEET THE DBI PROS CBC Section 1134B Accessibility for Existing Buildings 1134B.1 Scope. The provisions of this division apply to renovation, structural repair, alteration and additions to existing buildings, including those identified as historic buildings.

  12. MEET THE DBI PROS Frequently Asked Questions: • What dollar amount triggers disabled upgrade requirements? • How much money do I have to spend on upgrades? • What kinds of upgrades do I have to do? • What if I just need a permit for some dry rot repair? Or what if I have a very small project? • Do I have to do any upgrades if I’m the only one working in my office or store and I’m not disabled? • What if I have steps in front of my business?

  13. MEET THE DBI PROS What dollar amount triggers disabled access upgrades? Answer: If you need a building permit, in general, any dollar amount triggers upgrade (with a few exceptions)

  14. MEET THE DBI PROS What are the “few” exceptions?

  15. MEET THE DBI PROS Exceptions are based on CBC 1134B.2.1, Exception 4 Projects which consist only of: • HVAC • Reroofing • Electrical work • Cosmetic work • Equipment not considered to be a part of the architecture of the building or area

  16. MEET THE DBI PROS Exceptions that DBI also includes: • Fire alarms, sprinklers, life safety permits • Signs, awnings, canopies & similar • Antennas, cellular sites

  17. MEET THE DBI PROS If any dollar amount triggers disabled access upgrades, then how much money do I have to spend on upgrades and what kinds of upgrades do I have to do ?

  18. MEET THE DBI PROS CBC 1134B.2 General. All existing buildings and facilities, when alterations, structural repairs or additions are made to such building or facilities, shall comply with all the provisions of Division I, New Buildings… All new work (to existing buildings/ facilities) shall comply as for New Buildings

  19. MEET THE DBI PROS Installing 3 brand new (single accommodation) restrooms in existing 2 story building with no elevators, 2 on ground floor, 1 on the 2nd floor

  20. MEET THE DBI PROS Test Question: Which new restroom(s) have to comply with disabled access requirements?

  21. MEET THE DBI PROS Test Question: Which new restroom(s) have to comply with disabled access requirements?

  22. MEET THE DBI PROS Test Question: Which new restroom(s) have to comply with disabled access requirements?

  23. MEET THE DBI PROS Test Question: Which new restroom(s) have to comply with disabled access requirements?

  24. MEET THE DBI PROS Required upgrades for existing conditions: (listed in priority per 1134B) • A primary entrance… • Primary path of travel… • Sanitary Facilities… • Public Telephones… • Drinking Fountains… • Signage… • Parking… …serving the area of remodel

  25. MEET THE DBI PROS Based on CBC 1134B.2.1, Exception 1, only projects with a construction cost less than the valuation threshold (current ENR Construction Cost Index Amount) are eligible for the 20% rule. In general, projects valued over the threshold are not eligible for the 20% rule (see CBC 1134.2.1 Exception 2 for a possible exception).

  26. MEET THE DBI PROS ENR = Engineering News Record based on an average construction cost index updated every year 2006 Threshold Amount = $113,586.07 + > Threshold

  27. MEET THE DBI PROS If your project is under the current Threshold, then your disability upgrade requirements are limited to 20% of the estimated construction cost. EXAMPLE: Your project cost (w/o any d.a. upgrades) = $50K Additional funds required for d.a. upgrades = 20%($50K) = $10K Total project cost = $60K

  28. MEET THE DBI PROS If your project is over the current Threshold, then your disability upgrade requirements are not limited in most cases. You must upgrade your space/bldg to full compliance. • Certain exceptions to non-elevator bldgs (CBC 1103B.1 Ex. 3, 1134B.2.1 Ex. 2, etc) • Equivalent Facilitation “substitutes” (in CBC & SF Admin Bulletins) • AAC: Access Appeals Commission

  29. MEET THE DBI PROS DBI has a required disabled access checklist form that must be filled out & reproduced as part of your drawing submittal for all commercial tenant improvements (i.e. renovation, structural repair, alteration and additions)“except” the exceptions. • Organized way to ensure all d.a. items are addressed in proper priority • Forms available on our website: www.sfgov.org/dbi -> Forms & Checklists

  30. MEET THE DBI PROS What if I just need a permit for some dry rot repair? Or what if I have a very small project? Use the “20% Rule” If your project is under the current Threshold, then your disability upgrade requirements are limited to 20% of the estimated construction cost.

  31. MEET THE DBI PROS For small projects: • Painful we know • Drawings to document d.a. upgrades may cost more than the project itself • Sorry, but you still have to do it!

  32. MEET THE DBI PROS Do I have to do any upgrades if I’m the only one working in my office or store and I’m not disabled? 1134B.1 Scope. The provisions of this division apply to renovation, structural repair, alteration and additions to existing buildings, including those identified as historic buildings.

  33. MEET THE DBI PROS Specific code sections in CBC 11B to address specific occupancies • Client & visitor areas & office areas, together with related toilet rooms • Conference rooms, counseling rooms or cubicles & similar areas Example 1: 1105B.3.2 Business and professional offices. Areas to be made accessible include the following:

  34. MEET THE DBI PROS Example 2: Section 1110B- Access For Group M Occupancies 1110B.1.1 General Areas. General sales, display and office areas together with related toilet rooms shall be made accessible.

  35. MEET THE DBI PROS What if I have existing steps in front of my business?

  36. MEET THE DBI PROS If you are under the threshold:(3 year inclusive CBC 1134B.2.1) Apply the 20% Rule: • Can I get rid of the steps and replace with a ramp or elevator for 20%? • If not, can I put in a lift for 20%? • If not, can I make any improvements that will better the existing condition for 20%?

  37. MEET THE DBI PROS

  38. MEET THE DBI PROS • Upgrade handrails (check proper size, shape, height, extensions & locations) • Add striping on each step • Upgrades at door (check size, hardware, clearances, max effort, etc) • Check off the “Partial Upgrade” box on the required DBI D.A. Checklist for Primary Entrance • Fill out Form C to itemized upgrade expenditures • Fill out Unreasonable Hardship Request form • If any funds left (of the 20%), move on to next upgrade item on checklist

  39. Also fill out p. 2 of 2

  40. MEET THE DBI PROS If you are over the threshold:(3 year inclusive CBC 1134B.2.1) • Provide ramp, elevator, or lift • Provide an alternate accessible entrance • Take your case to the AAC (Access Appeals Commission) after your Unreasonable Hardship Request has been denied • Smile, be happy! DBI is here to serve you! Stayed tuned: Part 2 next

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