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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 Conditions

Code Plain English
Occupancy - show all proposed occupancies of the building and for existing buildings the portions which are changing occupancy and the boundaries of the proposed occupancies; As noted above, uses of buildings are classified into "Occupancies" which have different life safety and structural design requirements, to name two. It is important that the building permit submittal drawings show the extent of live/work in the building and, if mixed with any other occupancy, where they are also. A tabulation of the square footage of each occupancy should also be included.
Code Plain English
Type of construction - show all the types of construction proposed for the building and the boundaries of the type of construction. If some elements of an existing building are upgraded to achieve a certain type of construction indicate the nature of the upgrade to achieve the proposed type of construction; As noted above, different occupancies require different construction types. Building area, number of stories, and other factors also affect construction type. When a building is altered to change its type of construction -- from non-rated to fire-rated, for example -- specifically how this will be achieved needs to be shown in detail.
Code Plain English
Location on property - indicate fire-resistive requirements based on location of property and for existing buildings those openings or walls that are being upgraded to meet current code requirements for existing and proposed occupancies; As noted above, any wall of a live/work occupancy located within five feet of an interior property line must be at least one-hour rated, and no openings at all are permitted within that five foot zone. Because live/work is a Change of Use any features of a building (with certain exceptions) that do not meet current code must be brought into compliance.
Code Plain English
Floor area - indicate floor areas including mezzanine areas of proposed occupancies and calculate allowable floor areas for existing and proposed occupancies to meet current code requirements; As noted above, and as shown on the example, floor area, height, number of stories (remember, a mezzanine is not a story) and occupant load are all important factors in determining exiting, construction type, and other important code requirements. more
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Height and number of stories - indicate proposed building height and number of stories and the allowable height and number of stories for existing and proposed occupancies to meet current code requirements; See item 19, above.
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Occupant load - indicate occupant load of the proposed and existing occupancies to remain based on current code requirements; See item 19, above.
Code Plain English
Indicate number and location of any proposed individual JLWQ spaces and percentage of the building floor area they occupy and also, if there are existing JLWQ in the building, the combined percentage of floor area the proposed and existing JLWQ occupy; Joint Living and Work Quarters (JLWQ) are the class of live/work space which enjoy the most relaxed code interpretation, enabled by California State Health and Safety Code Section 17958.11. As well as showing their locations on the drawings, it is important to create a tabulation of the number and square footage of existing and proposed JLWQ, as well as a percentage comparison of the areas of newly renovated vs. existing JLWQ, if both exist.
Code Plain English
Indicate extent and nature of any existing fire-protection systems within the building; If the fire protection systems of the building, i.e. fire alarm system, fire extinguishers, and automatic sprinklers, are being altered in any way, or if new systems are being added, such changes need to be shown on the drawings. Note: fire sprinklers are often done on a "design build" basis, so general reference to the proposed system changes can be noted on the drawings with the understanding that more detailed construction documents (drawings and specifications) will be submitted by the sprinkler consultant.
Code Plain English
Indicate nature, location, extent, and details of any proposed and existing hazardous material control areas; If any hazardous control areas are being retained, altered or added to the building, they need to be shown on the drawings and labeled as existing (e) or new (n).

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