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
Thirty-three items are required to be shown on the Drawings or
Specificationsor on charts or tables, as shown in the examples
included here. Chapter 1 of the Oakland Building Code has a section
devoted to requirements for such information, but because live/work
is a comparatively new building type, it was felt that the extra
clarity these 33 items add would be helpful to all concerned.
Following are each of the items, paired with itemized Plain English
In cases where the Plain English is extensive, the full text of
the explanation is on a separate page.
You may find it useful to download a worksheet and sample form containing these 33 items and refer to it as you read through
|The architect or civil engineer of record for the project along
with pertinent contact information pursuant to 1996 OBC Chapter
||Normally, an architect or engineer will be required on a live/work
project. State law provides exceptions to this requirement. For
example, a non-licensed person can design simple residences of
four or fewer units with spans not exceeding 20 feet. It is arguable
that on some R-7 or R-8 projects of 1-4 units an architect or engineer might not be needed.
Any renovation of an existing building that requires seismic calculationswhich
is almost all (except those invoking the "10% rule") -- would
require an engineer or architect. State the architect or engineers
name in the space provided.
|The nature of all City Planning approvals required and obtained,
including use as JLWQ pursuant to Section 322B.2.1, and show any
City Planning conditions of approval within the plans;
||Joint Living and Work Quarters (JLWQ) in districts other than
manufacturing are "as-of-right," meaning no discretionary zoning approval is required. Nevertheless,
it is advisable to make an appointment with a zoning official (tel.
(510) 238-3911) for a preliminary review of your project (first
run it by your architect). In manufacturing zones, JLWQ requires
securing a minor Conditional Use Permit, a six-week process which does not require a public hearing unless
appealed to the City Planning Commission. more
|The California Energy Commission Standards (Residential or Non-residential)
which are being applied and the areas of the building and the
individual JLWQ to which they are being applied and show the required
energy documents within the plans;
||The state of California has very specific and rather stringent
energy conservation standards, usually called "Title 24." If you honestly can state that your existing building contains
a functioning heater of any size, the work you are doing is considered
to be an alteration of heated space rather than creation of new
conditioned space; you therefore do not need to touch the envelope of the building i.e. windows, walls, roof, doors for purposes
of energy conservation. On the other hand, if your design complies
entirely with the "prescriptive heating requirements" as specified in section 329B.6, the space in question is considered
"unconditioned," which means it does not require Title 24 energy calculations.
|Note regarding the nature of "notice of limitations" to be filed,
or if previously filed show the notices within the plans;
A "Notice of Limitation" is a recorded document (see sample in
the Appendix) which puts anyone viewing the public record on notice
that certain extraordinary code relaxations are being employed
in the building. For JLWQ, a Notice of Limitation is required
when the project includes:
- A ships ladder to a sleeping mezzanine or built-in sleeping bunk;
- An alternate means of escape and rescue, to be employed where complying escape openings onto a public way are not possible;
- Access to the public or employees;
- Being a noise source greater than 60 dB.
In this section, simply note the Notice(s) of Limitation being
filed and eventually recorded (see example).
|Note on plans regarding the nature of the permit: for (complete)(partial)
conversion of an existing building to the specific occupancy with
complete build-out of individual spaces; for (complete)(partial)
shell conversion of existing building to the specific occupancy
with individual spaces to be completed under separate permit;
for finished improvement of an individual tenant space within
a previously converted or constructed shell building or portion
of building; [as applicable for other than JLWQ: for new complete
building; or for new shell building];
||There are several possible ways to begin, phase and complete the
process of creating occupiable live/work spaces. The applicant
would need to state which of the following s/he has chosen:
1) Either a complete or partial conversion of an existing building
to one or more live/work occupancies, i.e. R-7 or F-7 with "complete buildout of individual spaces," which means that
the spaces will be presented to prospective buyers or tenants
(or ready for owner/occupant(s)) as finished spaces with Certificates of Occupancy. This will be the most common form of application.
2) Either a complete or partial "shell conversion," which means
that the basic core and shell of the building will be completed,
including seismic retrofit, upgrade of utilities, repair or replacement
of roof and windows, construction of demising walls with proper
sound insulation, and installation of "stubbed-in" utilities necessary
to meet future Minimum Residential Requirements, per Table 327B-A.
|Any additional information as required or requested by the Fire
Marshal or Building Official;
||"Additional information" required or requested by the Fire Marshall
or Building Official would typically relate to unique aspects of
the building to be remodeled or converted to live/work. For example,
a building might be required to be sprinklered because it is too
far from any fire hydrants.
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