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PlanCheck ConstructionErrors

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Information about PlanCheck ConstructionErrors
Education

Published on March 21, 2008

Author: Dorotea

Source: authorstream.com

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Mayor’s Office on Disability City and County of San Francisco:  Mayor’s Office on Disability City and County of San Francisco Discussion of Common Design and Construction Errors Subjects Covered Today:  Subjects Covered Today Building Interior Doors Signage Stairways Elevators Toilets Service Counters Operating Mechanisms Exterior Accessibility Coordination of Design Walks Gates Projecting Objects Ramps Parking Interior of Building:  Interior of Building Doors Signage Stairways Elevators Toilets Service Counters Operating Mechanisms Effort to Operate Doors-Closers 1133B.2.5, Title 24:  Effort to Operate Doors-Closers 1133B.2.5, Title 24 Interior and Exterior doors now must operate with 5 pounds of force. Exception for required fire doors. They may require up to 15 pounds, but only if necessary to close and latch. Door Closers- Problems:  Door Closers- Problems Door closers are frequently installed on doors for no apparent reason. Generally, only fire- rated doors require them. Large glass and / or steel doors are too heavy to meet code mandated pressure. Floor mounted closers may be difficult to adjust to required pressure. Door Closers - Solution:  Door Closers - Solution Compensating devices or automatic door operators may be installed on most doors in lieu of the door pressure limits. Door Thresholds / Transitions 1133B.2.4.1 and 1133B.7.4, Title 24:  Door Thresholds / Transitions 1133B.2.4.1 and 1133B.7.4, Title 24 Door Thresholds and Carpet Transitions Cannot exceed a height of ½ inch (total) above the landing. Cannot exceed a slope of 1:2. Vertical drops cannot exceed ¼ inch in height. Door Thresholds / Transitions:  Door Thresholds / Transitions Thresholds & Transitions-Problems:  Thresholds & Transitions-Problems Some metal thresholds do not conform to ADA standards (too steep or too tall). Metal thresholds are raised above the landing causing the total drop to exceed ½ inch. Vinyl carpet transition strips exceed 1/2 inch height or slope of 1:2 due to conforming to adjacent materials. Door Swing Clearances 1133B.2.4.2, Title 24:  Door Swing Clearances 1133B.2.4.2, Title 24 Common Door Obstructions:  Common Door Obstructions Door is placed too close to columns or pilasters. Door is placed in thick masonry or concrete walls and inset more than 8 inches from either face of wall. Door is placed in alcove and offset in wall is less than 18 or 24 inches due to framing error. Door Swing Obstructed by Column:  Door Swing Obstructed by Column Column Door Swing Obstructed by Pilaster:  Door Swing Obstructed by Pilaster Doors in Thick Walls or Alcoves Swing Side:  Doors in Thick Walls or Alcoves Swing Side Doors in Thick Walls or Alcoves Push Side:  Doors in Thick Walls or Alcoves Push Side Door Hardware 1133B.2.5.2, Title 24:  Door Hardware 1133B.2.5.2, Title 24 All hand operated hardware on doors must be accessible. The ADA Guidelines require that it be operable with one hand and not require tight grasping, tight pinching or twisting of the wrist to operate. Title 24 is similar. Title 24 also requires that it be operable with a single effort. Door Hardware-Problems:  Door Hardware-Problems Dead bolts with thumb turns are installed on doors. Manual edge or flush bolts are installed on the inactive leaf of double doors. These are not accessible due to shape and height and prohibited by 1003.3.1.8 of the CBC in occupied spaces. Accessible Door Hardware:  Accessible Door Hardware Gates 1133B.1.1.4, Title 24:  Gates 1133B.1.1.4, Title 24 All gates, including ticket gates, shall meet all applicable requirements for doors. Smooth 10 inch panel required at the bottom on the push side. Lever hardware is required. Level landings and swing clearances. Effort of open. Accessible Gates- Problems:  Accessible Gates- Problems Chain link fence and tubular steel gates lack smooth 10 inch panel at the bottom on the push side. Sheet metal must be added. Metal gates lack accessible hardware. Traditional lift –and- swivel gate hardware is not allowed. Lever hardware is available. Level landings and swing clearances frequently lacking in exterior locations. Required Tactile Signs:  Required Tactile Signs Permanent Room Identification Signs Tactile Exit Signs Tactile Stair Level Identification Signs Location of Tactile Signs 1117B.5.7, Title 24:  Location of Tactile Signs 1117B.5.7, Title 24 Next to doors, not on them Tactile elements centered 60 inches above the floor Tactile elements centered laterally 9 inches from the door jamb Permanent Room Identification 1117B.5.1.2, Title 24:  Permanent Room Identification 1117B.5.1.2, Title 24 Permanent portion must be tactile. Tactile Exit Signs 1003.2.8.6.1.1, CBC:  Tactile Exit Signs 1003.2.8.6.1.1, CBC At grade level exterior exit doors Tactile Exit Signs 1003.2.8.6.1.3, Title 24:  Tactile Exit Signs 1003.2.8.6.1.3, Title 24 At doors leading to a grade-level exterior exit by means of an exit enclosure or passageway. Tactile Exit Signs 1003.2.8.6.1.4, Title 24:  Tactile Exit Signs 1003.2.8.6.1.4, Title 24 At doors from an interior room or space to a corridor that is required to have visual exit signs. Rooms having an occupant load of over 49 need this sign. Tactile Exit Signs 1003.2.8.6.1.2, Title 24:  Tactile Exit Signs 1003.2.8.6.1.2, Title 24 At doors leading to grade-level exits by means of a stairway or ramp. Tactile Stair Level ID Signs 1003.3.3.13.1, Title 24:  Tactile Stair Level ID Signs 1003.3.3.13.1, Title 24 Inside all exit stairways at each floor level next to stairway doors. All buildings two or more stories in height. Tactile Stair Level ID Signs:  Tactile Stair Level ID Signs When located at the exit floor, a raised five pointed star must be added to the left of the numeral. The star must be the same height as the numeral. Suggest 2 inch height. Non-Tactile Symbols 1115B.5, 117B.5.8.1, 1117B.5.8.1.2, Title 24:  Non-Tactile Symbols 1115B.5, 117B.5.8.1, 1117B.5.8.1.2, Title 24 International Symbol of Accessibility. Required at all accessible entrances Circle and Triangle symbols on Toilet Room Doors. International Symbol of Access:  International Symbol of Access Required at all accessible entrances Circle and Triangle Symbols:  Circle and Triangle Symbols Cannot generally be tactile No raised text, raised pictograms or Braille is allowed. Symbols must contrast with the door color. Circle should contrast with the triangle. Stairway Handrail Extensions 1133B.4.1, Title 24:  Stairway Handrail Extensions 1133B.4.1, Title 24 Extension at the top landing is equal to 12 inches. Extension at the bottom landing is equal to one tread width plus 12 inches. Bottom extension must continue 12 inches before leveling off. There is no provision for bending stair handrail extensions. Stairway Handrail Extensions:  Stairway Handrail Extensions Handrail Extensions-Problems:  Handrail Extensions-Problems Stair is not designed so that handrail extensions can extend the full length without bending 90 degrees. Bottom extension of handrails do not travel 12 inches before leveling off. Stairway Handrail Extensions:  Stairway Handrail Extensions X Elevator Controls 1116B.1.9 & 1116B.1.13, Title 24:  Elevator Controls 1116B.1.9 & 1116B.1.13, Title 24 Elevator car control buttons and hall call buttons must be illuminated with white light across the entire surface of the button. So-called vandal resistant buttons do not usually comply. Metal buttons with a lighted jewel in the middle do not comply. Solid metal buttons surrounded by a halo do not comply. Small Toilet Rooms – Problems 1115B.7.1, Title 24:  Small Toilet Rooms – Problems 1115B.7.1, Title 24 The clear space between the side of the toilet bowl and the side of the lavatory is not 28 inches. There is no level space inside the room for a wheelchair measuring 30 by 48 inches to park and which allows the door to close. Fixture Clearance Inside Small Toilet Rooms:  Fixture Clearance Inside Small Toilet Rooms Room must be 81 inches wide to comply In-Swinging Door at Toilet Stall or Room:  In-Swinging Door at Toilet Stall or Room Other Toilet Room Issues 1115B.2.1.2, 1115B.7.1.3 & 1115B.7.1.4, Title 24:  Other Toilet Room Issues 1115B.2.1.2, 1115B.7.1.3 & 1115B.7.1.4, Title 24 The center of the water closet must be placed approximately 18 inches from the near wall. The flush handle must be located on the side facing the wide clearance. Toilet partition doors must provide pull handles on both sides. Toilet and Flush Handle Location:  Toilet and Flush Handle Location Service Counters 1122B, Title 24:  Service Counters 1122B, Title 24 Where fixed or built-in seating, tables or counters are provided for the public and in general employee areas, 5% or at least one must be accessible. The counter height must be between 28 and 34 inches above the floor. The low counter must be 36 inches long. In food service areas, ADAAG requires a length of 60 inches. A disabled customer must be able to reach across the entire counter to interact with an employee. Service Counters:  Service Counters Service Counters:  Service Counters Controls and Operating Mechanisms 1117B, Title 24:  Controls and Operating Mechanisms 1117B, Title 24 Controls must be operable with one hand and not require tight grasping, pinching or twisting of the wrist. Controls for heating, ventilating and air conditioning must be accessible if under the control of occupants. Unless HVAC is centrally operated or the thermostats are in lock boxes, they must comply. Exterior and Site Issues:  Exterior and Site Issues Lack of Coordination of design specialties Walkways Connecting all Facilities Site Slopes and Cross Slopes Slip Resistance of Walking Surfaces Gates (Already Covered) Projecting and Overhanging Objects Ramps Parking Exterior Site-Coordination 1114B.1.2, Title 24:  Exterior Site-Coordination 1114B.1.2, Title 24 All facilities on a given site must be connected with accessible routes. Architects, Landscape Architects and Civil Engineers frequently do not coordinate site pathways, slopes and elevations to make this happen. Exterior Site-Slopes 1133B.7, Title 24:  Exterior Site-Slopes 1133B.7, Title 24 Site slopes must be worked out so that exterior doors have level landings and connect to accessible paths. Walkways connecting accessible entrances and other features cannot slope more than 5% in the direction of travel or have cross slopes exceeding 2%. Walkway & Floor Surfaces 1120B.2 & 1124B, Title 24:  Walkway & Floor Surfaces 1120B.2 & 1124B, Title 24 Walking surfaces along accessible routes must be firm, stable and slip- resistant Glossy or smooth surfaces which appear slippery must be tested or a material spec provided to show a slip- resistant rating. The only standard available is from ADAAG and is 0.6 co-efficient of friction for level paths and 0.8 for ramps. Exterior Site-Signage 1117B.5.8.1.2, Title 24:  Exterior Site-Signage 1117B.5.8.1.2, Title 24 All accessible routes must have signage at all major junctions to guide persons with disabilities. Exterior Site-Ramp Slope 1133B.5.3, Title 24:  Exterior Site-Ramp Slope 1133B.5.3, Title 24 Architects and other designers commonly specify ramps with a slope of 1:12. Problem: This sets the contractor up for failure. Given the tolerances inherent in concrete forming, portions of the ramp will exceed 1:12. Site Exterior-Ramp Landings 1133B.5.4.1, Title 24:  Site Exterior-Ramp Landings 1133B.5.4.1, Title 24 Ramps require landings whenever there is a change of direction. This landing should measure 60 inches by 60 inches, minimum, although not clear in Title 24. Shown clearly in new ADAAG. Site Exterior-Ramp Landings:  Site Exterior-Ramp Landings Projecting & Overhanging Objects 1133B.8.2 & 1133B.8.6, Title 24:  Projecting & Overhanging Objects 1133B.8.2 & 1133B.8.6, Title 24 Obstructions overhanging a pedestrian’s way must be at least 80 inches above the walking surface. Objects projecting from walls more than 4 inches with leading edges between 27 and 80 inches high are prohibited without a barrier underneath. Projecting & Overhanging Objects:  Projecting & Overhanging Objects Examples of Projecting Objects:  Examples of Projecting Objects Seismic braces Stair or escalator runs overhead Old style fire dept. connection standpipes on building façades. Equipment panels or fire extinguisher cabinets in corridors Equipment racks in parking garages Dropped soffits Parking 1129B & 1133B.8.5, Title 24:  Parking 1129B & 1133B.8.5, Title 24 Accessible parking stalls and loading aisles must not slope more than 2% in any direction. Curb ramps leading to loading aisles can no longer extend into the loading aisle. All paths of travel requiring a person to cross a vehicular way such as crosswalks must have truncated domes at each end. Loading Aisles-No ramps allowed:  Loading Aisles-No ramps allowed Vehicular Crossing- Warnings:  Vehicular Crossing- Warnings Credits:  Credits Signage graphics are from “Accessible Signs and Wayfinding”, prepared by Sharon Toji for the Division of the State Architect

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