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 Part 2: by Neil Friedman, Senior Building Inspector,Manager of the Disabled Access Section and Secretary to The Access Appeals Commission

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

MEET THE DBI PROS CBC 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.

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.

MEET THE DBI PROS Title 24 ADA

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.

MEET THE DBI PROS For more info on ADA: Architectural Transportation Barrier Compliance Board: Architectural Transportation Barrier Compliance Board: Department of Justice: Department of Justice: Fair Housing Act, HUD: Fair Housing Act, HUD: Google: Google:

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

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

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.

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 Im the only one working in my office or store and Im not disabled? What if I have steps in front of my business?

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)

MEET THE DBI PROS What are the few exceptions?

Exceptions are based on CBC 1134B.2.1, Exception 4 MEET THE DBI PROS 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

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

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 ?

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

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 2 nd floor

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

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

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

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

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

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 Exception 2 for a possible exception).

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

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. Your project cost (w/o any d.a. upgrades) = $50K EXAMPLE: Additional funds required for d.a. upgrades = 20%($50K) = $10K Total project cost = $60K

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

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: -> Forms & Checklists

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? If your project is under the current Threshold, then your disability upgrade requirements are limited to 20% of the estimated construction cost. Use the 20% Rule

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!

MEET THE DBI PROS 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. Do I have to do any upgrades if Im the only one working in my office or store and Im not disabled?

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

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.

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

MEET THE DBI PROS Apply the 20% Rule: 1) 1) Can I get rid of the steps and replace with a ramp or elevator for 20%? 2) 2) If not, can I put in a lift for 20%? 3) 3) If not, can I make any improvements that will better the existing condition for 20%? If you are under the threshold: (3 year inclusive CBC 1134B.2.1)

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

Also fill out p. 2 of 2

MEET THE DBI PROS 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! If you are over the threshold: (3 year inclusive CBC 1134B.2.1) Stayed tuned: Part 2 next