Answers....
to a few Client questions
to a few Client questions
"Why do they make me do this?"
"I don't need that..."
"They're crazy if I'm going to pay for that..."
Such is the wisdom of business folks who, like you, have some level of common sense.
Over the course of a few lifetimes, we like to think we've figured it out. Unfortunately, this would only make things boring, so the powers-that-be, as a rule, has decided to spice things up...throw a few curves into our everyday hunt to simplify life.
Here are a few forest nuggets explained that are good for the moment; albeit, it may be a very short moment. Don't forget to breathe...
"I don't need that..."
"They're crazy if I'm going to pay for that..."
Such is the wisdom of business folks who, like you, have some level of common sense.
Over the course of a few lifetimes, we like to think we've figured it out. Unfortunately, this would only make things boring, so the powers-that-be, as a rule, has decided to spice things up...throw a few curves into our everyday hunt to simplify life.
Here are a few forest nuggets explained that are good for the moment; albeit, it may be a very short moment. Don't forget to breathe...
Topic: Handicapped Access
Prince William County and surrounding jurisdictions are pursuing handicapped accessibility to existing commercial spaces by requiring improvements to tenant layouts submitted for building permit. Whether up-graded incrementallyor completely, building codes are minimum requirements and does not restrict the tenant from providing more than the minimum. Short of locating to a pre-existing tenant space under the specialty programs or to newly constructed facilities, existing commercial inventories are typically considered.
With that here are some Typical Handicapped-Accessibility Considerations:
1) With a tenant movein, a maximum 20% of the 'cost for construction' improvements is earmarked for handicapped upgrades. Typical targets for upgrades are door widths, door knobs to be lever type, toilet room access, HC toilet grab bars, HC lav with HC faucet handles, access to primary spaces, minimum corridor widths, wheelchair turn-around space and other items;
2) If any new toilet rooms are added, the design must comply fully with current HC requirements;
3) Doors to major space functions must have minimum clear openings of 32", including hardware;
4) Any floor levelchanges (ie: steps) greater than 1/2" need to be addressed for HC accessibility.
These points are not meant to beall inclusive, but identify the more common issues.
The older the space, the greater the potential for re-dressing skeletons in the closet.
Prince William County and surrounding jurisdictions are pursuing handicapped accessibility to existing commercial spaces by requiring improvements to tenant layouts submitted for building permit. Whether up-graded incrementallyor completely, building codes are minimum requirements and does not restrict the tenant from providing more than the minimum. Short of locating to a pre-existing tenant space under the specialty programs or to newly constructed facilities, existing commercial inventories are typically considered.
With that here are some Typical Handicapped-Accessibility Considerations:
1) With a tenant movein, a maximum 20% of the 'cost for construction' improvements is earmarked for handicapped upgrades. Typical targets for upgrades are door widths, door knobs to be lever type, toilet room access, HC toilet grab bars, HC lav with HC faucet handles, access to primary spaces, minimum corridor widths, wheelchair turn-around space and other items;
2) If any new toilet rooms are added, the design must comply fully with current HC requirements;
3) Doors to major space functions must have minimum clear openings of 32", including hardware;
4) Any floor levelchanges (ie: steps) greater than 1/2" need to be addressed for HC accessibility.
These points are not meant to beall inclusive, but identify the more common issues.
The older the space, the greater the potential for re-dressing skeletons in the closet.
Topic: Public Access to Retail Space Toilet Rooms
For new construction and some existing tenant retail spaces with new occupants, current commercial building code requires that toilets be accessible to customers, patrons and visitors. This means that IF THERE ARE NO centralized toilet rooms for the public (i.e. mall spaces) the individual tenant space/ retail space must provide toilet access to customers, patrons and visitors.
This becomes problematic for some tenant uses which have their toilets located in the rear of the space. If toilet access is denied by the tenant to the rear of the space, a toilet room will need to be added towards the front ofthe space; or a shared toilet must be located in a "neutral area". Depending on the new tenant use and space size, building code may require multiple toilets. Any "new" toilet room must fully comply with Handicapped Accessibility requirements.
WARNING, THE FOLLOWING IS NOT FOR THE SQUEAMISH or FAINT OF HEART...!
For those technically proficient and have no other life, here are the technical excerpts from the International Building Code 2006 (Model BuildingCode).
Chapter 29,“Plumbing Systems”
Section2902.4 “Required public toilet facilities”: Customers, patrons andvisitors shall be provided with public toilet facilities in structures andtenant spaces intended for public utilization. The accessible route to public facilities shall not pass through kitchens, storage rooms, closets or similar spaces. Employees shall be provided with toilet facilities in all occupancies.Employee toilet facilities shall be either separate or combined employee and public toilet facilities.
Chapter 34“Existing Structures”
Section3403.1 “Existing Buildings or structures”: Additions or alterations to any building or structure shall comply with the requirements of the code for new construction. Additions or alterations shall not be made to an existing building or structure that will cause the existing building orstructure to be in violation ofany provisions of this code. An existing building plus additions shall complywith the height and area provisions of Chapter 5. Portions of the structure not altered and not affected by the alteration are not required to comply with the code requirements for a new structure.
For new construction and some existing tenant retail spaces with new occupants, current commercial building code requires that toilets be accessible to customers, patrons and visitors. This means that IF THERE ARE NO centralized toilet rooms for the public (i.e. mall spaces) the individual tenant space/ retail space must provide toilet access to customers, patrons and visitors.
This becomes problematic for some tenant uses which have their toilets located in the rear of the space. If toilet access is denied by the tenant to the rear of the space, a toilet room will need to be added towards the front ofthe space; or a shared toilet must be located in a "neutral area". Depending on the new tenant use and space size, building code may require multiple toilets. Any "new" toilet room must fully comply with Handicapped Accessibility requirements.
WARNING, THE FOLLOWING IS NOT FOR THE SQUEAMISH or FAINT OF HEART...!
For those technically proficient and have no other life, here are the technical excerpts from the International Building Code 2006 (Model BuildingCode).
Chapter 29,“Plumbing Systems”
Section2902.4 “Required public toilet facilities”: Customers, patrons andvisitors shall be provided with public toilet facilities in structures andtenant spaces intended for public utilization. The accessible route to public facilities shall not pass through kitchens, storage rooms, closets or similar spaces. Employees shall be provided with toilet facilities in all occupancies.Employee toilet facilities shall be either separate or combined employee and public toilet facilities.
Chapter 34“Existing Structures”
Section3403.1 “Existing Buildings or structures”: Additions or alterations to any building or structure shall comply with the requirements of the code for new construction. Additions or alterations shall not be made to an existing building or structure that will cause the existing building orstructure to be in violation ofany provisions of this code. An existing building plus additions shall complywith the height and area provisions of Chapter 5. Portions of the structure not altered and not affected by the alteration are not required to comply with the code requirements for a new structure.
Topic: Day Care Facilities
The dogs to look for in this kennel are many and varied. Code requirements for Day Care Facilities are extensive. This Use Group is considered "I-4, Institutional Occupancy". Zoning compliance must be approved before building code compliance.The extent of conversions to the existing building will require on-site review to determine specific conditions. Keep in mind that conversion of residential buildings to Day Care Facilities must meet commercial building codes.
Some general areas to review regarding the building code effecting child care facilities include:
Zoning Code (Prince William Co.):
IBC 2006 (Model Building Code):
22 VAC 15-30, Standards For Licensed Child Day Centers (Virginia Department of Social Services):
Each project is inherently different due to the program requirements, physical constraints, jurisdictional chatter, and business particulars. The only commonality is the desire to minimize the pain in getting from here to there. Now that you know, you know!
The dogs to look for in this kennel are many and varied. Code requirements for Day Care Facilities are extensive. This Use Group is considered "I-4, Institutional Occupancy". Zoning compliance must be approved before building code compliance.The extent of conversions to the existing building will require on-site review to determine specific conditions. Keep in mind that conversion of residential buildings to Day Care Facilities must meet commercial building codes.
Some general areas to review regarding the building code effecting child care facilities include:
Zoning Code (Prince William Co.):
IBC 2006 (Model Building Code):
22 VAC 15-30, Standards For Licensed Child Day Centers (Virginia Department of Social Services):
Each project is inherently different due to the program requirements, physical constraints, jurisdictional chatter, and business particulars. The only commonality is the desire to minimize the pain in getting from here to there. Now that you know, you know!
