Items Required to be Included on Plans or Specifications
Items 1-6: General
Items 7-15: Existing Building Conditions
Items 16-24: Proposed Conditions
Items 25-33: Proposed Individual Space or JLWQ
Existing Building Conditions
|Occupancy - all existing occupancies of the building and the boundaries
of the occupancies;
||Each particular use of a building is assigned an "Occupancy Classification,"
such as residence, office, factory, or auditorium (R, B, F, & A,
respectively). Typically, different occupancies must be separated
from each other, often by fire-rated walls called "occupancy separations".
Therefore, each of the existing occupancies needs to be identified
and labeled on the floor plans. However, it is unlikely that walls
would need to be added between two existing occupancies which
were not going to be changed by the proposed project.
For example, a project might be configured as 1/3 conversion to
live/work, 1/3 existing commercial to remain, and 1/3 woodworking
shop, i.e. Hazardous Occupancy. An occupancy separation in the
form of a fire wall between the commercial and the shop would
be required under todays code.
|Type of construction - all existing types of construction of the
building and the boundaries of the types of construction. Indicate
the fire-resistance of the building elements. The building elements
to be indicated are listed in Table 6-A.
||Buildings are constructed of different materials, and each of
the basic systems of construction are given "types," numbered
I - V, along with whether they are fire rated (as in "Type V-N"=
Type V non-rated vs. Type V-1 hour) or, in the case of type I
and II (concrete and high-rise), fire "resistive" construction.
Type V allows wood frame, and type IV is Heavy Timber Construction.
|Location on property - indicate the distance from property line
to the existing exterior walls and openings. Indicate any openings
that are protected. Indicate the fire-resistance of the existing
||The location of the building in relation to the property line
is important because openings are not typically permitted at or
near a property line, even existing ones (without an Administrative
Modification Request [AMR]). This is because a fire could spread
by bursting out through openings onto other properties. In live/work
occupancies in Oakland, any wall five feet or less from an interior
property line (one shared with another property as opposed to
one on a street front or other public way) cannot contain any
openings and must be at least one-hour rated. In wood frame construction
this means 5/8" sheet rock on the inside and the same on the outside
under siding, or, alternatively, stucco.
|Floor area - indicate existing floor areas including mezzanine
areas. Show floor areas of existing occupancies.
||To establish a baseline, the total existing floor area and also
the floor area of existing occupancies (residential, commercial,
storage, etc.) should be itemized. This is particularly true if you are planning to invoke the exception to the
provision (338B.2) which states that if no more than 10% of the
area of the existing building will become designated residential
portions of live/work units (in the aggregate), then many provisions
of this code, including required seismic upgrade, do not apply
(see full text of section 338B.2).
|Height and number of stories - indicate existing building height
and number of stories and mezzanines within a story.
||Height and number of stories are regulated by the building code,
depending on occupancy and construction type. For example, a new
wood frame (type V) building cannot be over 40 feet in height,
three stories or 14,000 square feet. As a pre-existing building
it may exceed those maximums. However, conversion to live/work
is normally a Change of Use, requiring the building to be brought
up to todays code requirements, unless the "10% rule" exempting
the conversion from Change of Use is invoked. Again, existing
figures establish a baseline.
A work about stories: the building code generally views levels
in buildings as either stories or mezzanines. A second story must
be at least six feet off the ground for the ground floor level
to be considered a story. A mezzanine is an elevated area within
a space, whose floor area is no more than 1/3 of the area of the
room into which it opens. Mezzanines are not stories; so, for
example, a three level building whose third level is a mezzanine
opening onto the second floor space is still a two-story building.
|Occupant load - indicate existing occupant load and exits or lack
of exits of various portions and rooms of the building based on
||Every occupancy, as well as each different activity within occupancies,
such as (within a commercial occupancy) an office, manufacturing
area or stock room, has a different "occupant load factor." This
term does not actually refer precisely to the number of people
who can occupy a space, although it is not unrelated. Depending
on its hazard leveleither in terms of the hazards generated by
the occupancy, or the susceptibility to hazards of the probable
occupants of that occupancy, suppositions are made about the number
of square feet that should be allotted to each occupant. more
|Indicate number and location of any existing individual spaces
and the extent of their conformance with current code requirements
("notice of limitation" on file?, fire-resistive construction?
etc. also see Numbers 25 through 33 below) and percentage of the
building floor area they occupy;
||Many live/work projects involve legalization of existing spaces,
in part or in total. To do this, an architect or other code expert
must assess the extent to which the existing spaces conform to
the 1999 OBC (the current live/work code). It is also possible
that this may be a renovation of a building which was partly renovated
under the 1996 OBC as "shell construction." The purpose of this
item is to clarify the situation with regard to pre-existing live/work,
whether it be legal or not-so-legal, in the existing building.
|Indicate extent and nature of any existing fire-protection systems
within the building;
||Fire Protection Systems normally means sprinkler systems, although
they may be augmented by fire extinguishers, fire alarms, etc.
Again it is important to establish this baseline information.
|Nature, location, and extent of any existing hazardous material
||Hazardous Materials Control Areas are specially constructed rooms
designed for storage of hazardous materials such as chemicals,
tanks of flammable gases, etc. If any exist in the building (they
are not difficult to recognize), note them and locate them on the