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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

Proposed Individual Space or JLWQ

There are a number of bits of information that are specific to the design of the individual spaces. They help the plan checker, the owner and the builder to be sure they understand what's being proposed and what in fact will be built.

Code Plain English
Nature of "notice of limitations" that affect the specific spaces(s); A number of the code relaxations referred to in (22) above require a "notice of limitations." In most cases, this is an acknowledgment by the owner that he or she is benefiting from such relaxations, and is assuming some risk in employing them which might otherwise apply to the City of Oakland. The provisions of the 1996 OBC (live/work code) that require special restrictions are as listed here.
Code Plain English
Nature of application of disabled regulations that affect the specific individual space(s); Disabled Regulations, which normally fall under ADA (Federal) or Title 24 (California State Law), apply to live/work when a unit is regularly open to the public or when employees are permitted in the unit. Since the exact status in relation to this issue must be stated in a "Notice of Limitation," as noted in (25) above, this section requests an interpretation. When a unit is regularly open to the public or when employees are permitted in the unit is the case, full disabled access must be provided, including, at a minimum, a level-in or ramped entrance and fully accessible bathroom(s) for employees. If four employees or more are being accommodated, separate male and female bathrooms are required. To cite another example, in privately funded condominiums in which employees or walk-in trade are not permitted, "flat" type units (without a mezzanine, sleeping mezzanine or built-in sleeping bunk within the unit itself) which are at ground level or on an elevator-accessed floor must be designed as "adaptable," meaning ready for later conversion to a form of disabled access if the need arises. The designer’s interpretation should be clearly stated.
Code Plain English
Nature of California Energy Commission Standards that affect the specific individual space(s) or for JLWQ if the prescriptive insulation and heating requirements are being used; There are at least two ways that Title 24 energy standards and the request for provision of heat can be met under this code. If an existing building, or any part of it that is to be converted to live/work is presently heated at all, in any part, the entire portion of the building being converted to live/work is treated as an alteration of already conditioned space. This normally means that exterior windows do not need to be replaced with double-glazed ones, and other portions of the envelope, such as insulation (if any exists at all) need not be changed. more
Code Plain English
Total floor area of each individual space and location and floor area of its designated work area and its designated residential area and their respective percentages of the total floor area; Tabulation of the total unit areas and the portions devoted to living and working (as well as dual-purpose) are important to establish compliance with the Oakland Planning Regulation's requirements for minimum size and a 67/33% work-to-live proportion. These are best described in chart form (see example, Table FA).
Code Plain English
The maximum number of persons that may be accommodated (reside in) within each individual space According to section 322 B.2.2., 150 square feet of the live portion of a live/work space (JLWQ) can accommodate one person. Therefore, the area of the residential portion divided by 150 will give the maximum number of residents for each unit. Express as a chart (see example).
NOTE: This calculation is not to be confused with the Occupant Load of the space or of the building.
Code Plain English
The floor and mezzanine areas and number of floors and mezzanines (including sleeping mezzanines) within each individual space; The area of a mezzanine, or, in the instance of multiple mezzanines, the total aggregate area may not normally exceed 1/3 of the area of the room containing the mezzanine. Also, there is an absolute maximum area permitted for sleeping mezzanines (120 sq. ft.) and built-in sleeping bunks (60 sq. ft.). Sleeping mezzanines therefore must be less than 120 square feet and less than 1/3 of the area of the room into which they are open. Again, show as a chart, possibly combined with others (see example, Table FA).
Code Plain English
Whether Section 329B.2.3.1, 329B.2.3.2, or 329B.2.3.3 for
increased mezzanine (including sleeping mezzanines and built-in sleeping bunks) percentage of superficial floor area is being applied;
Sections 329B.2.3.1, 329B.2.3.2, and 329B.2.3.3 permit mezzanine areas of up to 1/2 of the superficial floor area of a unit, but only under very stringently controlled circumstances. Note here if these sections are being applied, and if so, include a chart (see example).
Code Plain English
Location of the sleeping area(s)of each individual space; and Note sleeping area on the drawings; it is also helpful to show on the floor plans (use an arrow) the line-of-sight visual access between the sleeping area(s) and the respective designated emergency escape and rescue opening.
Code Plain English
Amount of hazardous materials to be involved or allowed pursuant to Section 338B and location and details for any hazardous control area(s)
necessary within the individual space.
There are three levels of hazardous materials permitted, i.e. used or stored, in or in close proximity to a live/work space. The lowest level permitted is in an R-7 or R-8 (residentially oriented live/work) space, as shown on Table 338 B-A.
Quantities of hazardous materials that exceed those in Table 338 B-A but do not exceed those in Table 3-D.1 or 3-E in the OBC can be used or stored in an F-7 or F-8 under very stringent requirements similar to those of a laboratory. As above, see the applicable section on interpretation, and its accompanying chart.
Spaces containing, using or storing quantities of hazardous materials exceeding those permitted by Table 3-D.1 or 3-E are considered to be Hazardous Occupancy. This occupancy is not live/work and must be separated from all other occupancies with the appropriate fire-rated occupancy separation(s). For example, the designated residential area of a live/work unit must be separated from a hazardous occupancy by a three-hour rated wall, usually best achieved with concrete or a concrete block
The use of open flame is permitted in live/work only if the lowest quantity of hazardous materials shown on Table 338 B-A–as for R-7 or R-8 -- is stored within the space.