HomeMy WebLinkAboutCity Council Committees - Planning and Economic Development Committee - 06/04/2001 •
KENT PLANNING COMMITTEE
WASHINGTON
June 4, 2001
PLANM $60teS
Fred H.Satte rstrorn,,Alm
Manager
Mailing Address
220 Fourth Ave-S- The Citv Council Planning Committee will meet in Council Chambers East, Kent
Kent,WA98832-5895 City Hall, 220 4"'Avenue South, at 4:00 PM on Monday, June 4, 2001.
Location Address:
4iDO West Gawe
Kent,WA 98032 Committee Members: Tom Brotherton, Chair Judy Woods Tim Clark
Phone:253-856-5454
Fay 253-856-6454
Action Speaker Time
1. Approval of Minutes of April 16, 2001 YES
2. Permit Process Update NO Joe Mitchell 10 min
3. Code Enforcement Update NO Bob Hutchinson 10 min
4. Conversion of Downtown Residential to NO Charlene Anderson 20 min
Commercial
5. Accessible Parking for the Disabled NO Bob Hutchinson 10 min
The Planning Committee meets the first Monday of each month at 4:00 PM in Chambers
East, Kent City Hall, 220 4`"Ave. South, unless otherwise noted. For agenda
information please call Jackie Bicknell at(253) 856-5712.
ANY PERSON REQUIRING A DISABILITY ACCOMMODATION SHOULD CONTACT THE
CITY CLERK'S OFFICE AT(253)856-5725 IN ADVANCE. FOR TDD RELAY SERVICE CALL
THE WASHINGTON TELECOMMUNICATIONS RELAY SERVICE AT 1-800-833-6388.
S:\Permit\Plan\REPORTS\2001\060401 PCAgenda.doc
MAY 2% 2001
• THE AGENDA COVER SHEET FOR THE 06/04/01
PLANNING COMMITTEE MEETING (4:00 PM)
• TITLE OF ITEM ge "PERMIT PROCESS UPDATE
• INFORMATION ITEM This will be a 10 minute Power Point presentation.
BACKUP MATERIAL: Staff report dated 5/29/01 to Planning Committee on the Permit
Process Update.
PRESENTER: Joe Mitchell, Permit Center Manager
TIME: 10 Minutes
• TITLE OF ITEM #2: ' CONVERSION OF DOWNTOWN RESIDENTIAL TO
COMMERCIAL—GENERAL DISCUSSION #2
• INFORMATION ITEM This is a general discussion item only.
BACKUP MATERIAL: Staff report dated 5/25/01 addressed to Planning Committee on
Conversion of Downtown Residential to Commercial along w/
Residential Conversion to Commercial Uses
Sec. 104.25 — 106.2 '97 Uniform Bldg Code
'97 Uniform Bldg Code—Regs for Barrier-free Facilities
'97 Uniform Bldg Code—Ch. 34 Existing Structures
'97 UBC Hdbook—Ch. 34 Existing Structures
PRESENTER: Charlene Anderson, AICP, Acting Planning Manager
TIME: 20 Minutes
• TITLE OF ITEM #3' /ACCESSIBLE PARKING FOR THE DISABLED
INFORMATION ITEM: This is a discussion item only.
BACKUP MATERIAL: Staff report on"Accessible Parking for the Disabled" &
'97 Uniform Bldg Code—Reg's for Barrier-free Facilities
PRESENTER: Bob Hutchinson, Building Official
TIME: 10 Minutes
• TITLE OF ITEM #4' 4 CODE ENFORCEMENT UPDATE
INFORMATION ITEM: This is a status update of Kent's existing code enforcement
program.
BACKUP MATERIAL: Staff report addressed to the P.C. dated 5/25/01 on"Code
• Enforcement Update"
PRESENTER: Bob Hutchinson, Building Official
TIME: 10 Minutes
U:\USERDATA\PublicWorks-PlanningCommittee\010604pc-evrsht.doc
6/04/01
Planning Committee
Item#X
•
PERMIT PROCESS UPDATE
INFORMATION ITEM
6/04/01
Planning Committee
Item #Z
CONVERSION OF DOWNTOWN
RESIDENTIAL TO COMMERCIAL
GENERAL DISCUSSION #2
INFORMATION ITEM
6104/01
Planning Committee
Item #;V
0
ACCESSIBLE PARKING FOR THE
DISABLED
INFORMATION ITEM
6/04/01
Planning Committee
Item#sV
CODE ENFORCEMENT UPDATE
INFORMATION ITEM
• COMMUNITY DEVELOPMENT
Mike H. Martin, Acting Chief Administrative Officer
PERMIT CENTER DIVISION
Joe Mitchell,MPA, Manager
Phone:253-856-5407
• —r- Fax: 253-856-6412
KEN 1 Address: 220 Fourth Avenue S.
WA5HINGTON
Kent,WA 98032-5895
May 29, 2001
TO: CHAIR TOM BROTHERTON AND PLANNING COMMITTEE MEMBERS
FROM: JOE MITCHELL, PERMIT CENTER MANAGER �X
RE: PERMIT PROCESS UPDATEv�
J
For the 6/4/01 Planning Committee Meeting
• I will be delivering a 10-minute Power Point informational presentation to the Planning Committee
at the June 4,2001 meeting. The presentation will focus on year to date permit activity and project
valuation, permit processing timelines, the status of various process improvement initiatives, trends,
problems and customer comments.
Wpm S:\Permit\PlanlPermitCenter\PermitProcessUpdate.doc
•
COMMUNITY DEVELOPMENT
Mike H. Martin, Acting Chief Administrative Officer
PERMIT CENTER DIVISION
Joe Mitchell, MPA, Manager
Phone:253-856-5407
• Fax: 253-856-6412
KENT Address: 220 Fourth Avenue S.
WASHINGTGN
Kent,WA 98032-5895
May 29, 2001
TO: MIKE MARTIN, ACTING CHIEF ADMINISTRATIVE OFFICER
FRED SATTERSTROM, ACTING COMMUNITY DEVELOPMENT DIRECTOR
FROM: JOE MITCHELL, PERMIT CENTER MANAGER
RE: PERMIT PROCESS UPDATE PRESENTATION OUTLINE
The presentation will be approximately 10 minutes in duration and delivered in Power Point format.
Here is my recommended outline.
1. Summary slide
■ Interim Center opening
■ Focus issues: improving timelines, improving staff MIS proficiency, customer
satisfaction
■ We've shown dramatic improvement in meeting councilmanic timelines
■ Customer feedback has been positive
■ YTD permitting activity is slightly down (3%) from last year
■ YTD project valuation is down from last year
■ YTD permitting revenue is down from last year
■ Current year project valuation forecast
■ Current year permitting revenue forecast
2. 2001 YTD permitting activity versus 2000 YTD permitting activity.
3. 2001 YTD project valuation versus 2000 YTD project valuation
4. 2001 YTD permitting revenue versus 2000 YTD permitting revenue
5. Current year project valuation forecast
6. Current year permitting revenue forecast
7. Permit process timelines: 2000 baseline versus YTD performance
8. YTD customer satisfaction ratings
9. Status of process improvement initiatives
■ Team building
■ 24 hour permit processing
■ KIVA training
■ Policy group and user group activity
S:\Permit\Plan\PermitCenter\PowerpointOutlinePCO6040I.doe
COMMUNITY DEVELOPMENT
Fred N. Satterstrom, Acting Community Dev. Director
• PLANNING SERVICES
KEN T Charlene Anderson,AICP,Acting Manager
WASHINGTON Phone:253-856-5454
Fax: 253-856-6454
Address: 220 Fourth Avenue S.
Kent,WA 98032-5895
May 25, 2001
TO: CHAIR TOM BROTHERTON AND PLANNING COMMITTEE MEMBERS
FROM: CHARLENE ANDERSON, AICP,ACTING PLANNING MANAGER
RE: CONVERSION OF DOWNTOWN RESIDENTIAL TO COMMERCIAL-
GENERAL DISCUSSION-#2
For 6/4/01 Planning Committee Meeting
Introduction
At the April 16`h Planning Committee meeting, staff introduced several issues surrounding the conversion
of downtown residences to commercial operations. The conversion of downtown residences to
• commercial uses was included as an action item in the March Update of the City of Kent Strategic Plan
2000-2001. Prior to the April 16a' meeting, staff had discussed with the Cities of Renton and Bellevue
their regulatory process for these types of conversions. It appeared that both cities followed a flexible
approach to conversions and evaluated issues on a case-by-case basis. City of Kent staff stated the
Uniform Building Code requirements for such conversions are clear, and flexibility is allowed only in
very specific instances. Believing it was lack of public awareness of the permitting process for such
conversions that was a primary cause of the concern expressed by applicants, staff recommended that the
City pursue public education as a key tool in facilitating proper and timely conversions. The Planning
Committee requested that staff prepare a development assistance brochure in this regard. In addition,
staff agreed to further explore regulatory options.
Background
In the April 16ei meeting, staff identified five areas of code compliance that regularly present themselves
in residential conversions:
• Barrier-free access
• Yards/Exterior Walls
• Floor load
• Parking& Landscaping
• Fire Prevention
Applicants typically are able to comply with the parking requirements. Landscaping existing for the
former residence usually is sufficient to meet the landscaping regulations for the commercial use.
Additional fire prevention issues typically relate to posting larger address signs, having a fire extinguisher
in the building, and exiting requirements, i.e., door swing direction and provisions for exiting. However,
there are occasions when a fire hydrant also is required. A hydrant with 1500 gpm is required within 330
feet of the building. The bulk of the concerns about the process seemed to relate to the Uniform Building
Code ("UBC")requirements.
Planning Committee 6/04/01
Conversion of Downtown Residential to Commercial
Page 2
Discussion
On May 9`" and 10�', staff from Building Services and Planning Services held conference calls with
representatives of the Cities of Tukwila, Bellevue, Federal Way, Renton, and Redmond. Staff asked
questions related to compliance with UBC Chapter 11 regarding accessibility for the disabled, UBC
Section 503 "Location on Property" and Table 5-A "Exterior Wall and Opening Protection" related to
distances of structures from property lines, and UBC Table 16-A related to floor loading. Most of the
cities are analyzing code compliance on a case-by-case basis, with flexibility used if full compliance with
UBC would be "technically infeasible" or not "practical". The code sections allowing flexibility were
cited as UBC Sections 1110, 1112, and 3405 (exception). Section 104.2.7 and 2.8 also were referenced.
However, the City of Kent Building Official rarely would apply these sections to residential conversions
because the UBC generally assumes commercial operations present a greater risk to public safety than
does a residential use. Those code sections allow flexibility when the Building Official determines the
proposed use poses a lesser risk.
Recommendation
Staff already has put on its work program the preparation of an informational brochure on residential
conversions to commercial uses. In addition, staff will fully utilize UBC Sections 1110, 1112, 104.2.7
and 2.8 where applicable, and 3405 to assess code compliance for these types of applications. Staff has
and will continue to use the ICBO Handbook as explanatory reference material when code requirements
are unclear or when unusual circumstances present themselves.
CA\pm:S:\Permit\Plan\ZONECODEAMEND\20011downtownconversion-2.DOC
Enc: Res.Conv.to Coml.Uses,
• Sec. 104.2.5—106.2'97 Uniform Bldg.Code
'97 Uniform Bldg.Code—Regs for Barrier-free Facilities
'97 Uniform Bldg.Code—Ch.34 Existing Structures
'97 UBC Hdbook—Ch.34 Existing Structures
cc: Mike H.Martin,Acting Chief Admin Officer
Fred N.Satterstrom,AICP,Acting Community Development Director
Project file
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104.2.5 1997 UNIFORM BUILDING CODE
106.2
104.2.5 Occupancy violations. Whenever any building or Test methods shall be as specified by this code or by other rec-
structure or equipment therein regulated by this code is being used ognized test standards.If there are no recognized and accepted test
ontrary to the provisions of this code,the building official may methods for the proposed alternate,the building official shall de-
d orer such huse discontinued and the structure,or portion thereof, termine test procedures.
vacated by notice served on any person causing such use to be con- All tests shall be made by an approved agency.Reports of such
tinued.Such person shall discontinue the use within the time pre- tests shall be retained by the building official for the period re-
scribed by the building official after receipt of such notice to make quired for the retention of public records.
the structure,or portion thereof,comply with the requirements of
this code. 104.2.10 Cooperation of other officials and officers. The
building official may request,and shall receive,the assistance and
104.2.6 Liability. The building official charged with the en- cooperation of other officials of this jurisdiction so far as is re-
forcement of this code,acting in good faith and without malice in quired in the discharge of the duties required by this code or other
the discharge of the duties required by this code or other pertinent pertinent law or ordinance.
law or ordinance shall not thereby be rendered personally liable
for damages that may accrue to persons or property as a result of an
act or by reason of an act or omission in the discharge of such du- SECTION 105—BOARD OF APPEALS
ties.A suit brought against the building official or employee be- tr—�
cause of such act or omission performed by the building official or 105.1 General. In order to hear and decide appeals of orders,de-
employee in the enforcement of any provision of such codes or cisions or determinations made by the building official relative to
other pertinent laws or ordinances implemented through the en- the application and interpretation of this code,there shall be and is
forcement of this code or enforced by the code enforcement hereby created a board of appeals consisting of members who are
agency shall be defended by this jurisdiction until final termina- qualified by experience and training to pass on matters pertaining
tion of such proceedings, and any judgment resulting therefrom to building construction and who are not employees of the juris-
shall be assumed by this jurisdiction. diction.The building official shall be an ex offrcio member of and
shall act as secretary to said board but shall have no vote on any
This code shall not be construed to relieve from or lessen the re- matter before the board.The board of appeals shall be appointed
sponsibility of any person owning, operating or controlling any by the governing body and shall hold office at its pleasure.The
building or structure for any damages to persons or property board shall adopt rules of procedure for conducting its business,
caused by defects,nor shall the code enforcement agency or its and shall render all decisions and findings in writing to the appel-
parent jurisdiction be held as assuming any such liability by rea- lant with a duplicate copy to the building official.
son of the inspections authorized by this code or any permits or
certificates issued under this code. 105.2 Limitations of Authority. The board of appeals shall
have no authority relative to interpretation of the administrative
4004.2.7 Modifications. When there are practical difficulties in- provisions of this code nor shall the board be empowered to waive '
volved in carrying out the provisions of this code,the building of- requirements of this code.
ficial may grant modifications for individual cases.The building
official shall first find that a special individual reason makes the
strict letter of this code impractical and that the modification is in SECTION 106—PERMITS
conformance with the intent and purpose of this code and that such 106.1 Permits Required. Except as specified in Section 106.2,
modification does not lessen any fire-protection requirements or no building or structure regulated by this code shall be erected,
any degree of structural integrity.The details of any action l d t truce , enlarged,grant-
ing modifications shall be recorded and entered in the files of the cons g repaired, moved, improved, re-
code enforcement agency. moved,converted or demolished unless a separate permit for each
building or structure has first been obtained from the building offi-
104.2.8 Alternate materials,alternate design and methods of cial.
construction. The provisions of this code are not intended to pre- 106.2 Work Exempt from Permit. A building permit shall not
vent the use of any material, alternate design or method of be required for the following:
construction not specifically prescribed by this code, provided
any alternate has been approved and its use authorized by the 1. One-story detached accessory buildings used as tool and
building official. storage sheds, playhouses, and similar uses, provided the floor
i
The building official may approve any such alternate,provided area does not exceed 120 square feet(11.15 m2).the building official finds that the proposed design is satisfactory 2 Fences not over 6 feet(1829 mm)high.
and complies with the provisions of this code and that the material, 3. Oil derricks.
method or work offered is, for the purpose intended, at least the
equivalent of that prescribed in this code in suitability,strength, 4. Movable cases, counters and partitions not over 5 feet
effectiveness,fire resistance,durability,safety and sanitation. 9 inches(1753 mm)high.
The building official shall require that sufficient evidence or 5. Retaining walls that are not over 4 feet(1219 mm)in height
proof be submitted to substantiate any claims that may be made measured from the bottom of the footing to the top of the wall,un-
regarding its use.The details of any action granting approval of an less supporting a surcharge or impounding Class I,II or III-A liq-
altemate shall be recorded and entered in the files of the code en- uids.
orcement agency. 6. Water tanks supported directly upon grade if the capacity
does not exceed 5,000 gallons(18 927 L)and the ratio of height to
4004.2.9 Tests. Whenever there is insufficient evidence of com- diameter or width does not exceed 2:1.
pliance with any of the provisions of this code or evidence that any 7. platforms, walks and driveways not more than 30 inches
material or construction does not conform to the requirements of (762 rum)above grade and not over any basement or story below.
this code,the building official may require tests as proof of com-
pliance to be made at no expense to this jurisdiction. 8. Painting,papering and similar finish work.
1-2
1997 Uniform Building Code Regulations for Barrier-free Facilities
Washington State Amendments
PART III Section 1111 — Additions
CESSIBILITY FOR EXISTING BUILDINGS New additions may be made to existing buildings without ^-
frn 1 109 — Scope snaking the entire building comply, provided the new
additions conform to the provisions of Part II of this
1109.1 General. The provisions of this part apply to chapter, except as follows:
renovation, alterations, and additions to existing buildings
including those identified as historic buildings. This 1. Entrances. Where a new addition to a building or
chapter includes minimum standards for removing facility does not have an accessible entrance, at least one
architectural barriers, and providing and maintaining entrance in the existing building or facility shall be
accessibility for persons with disabilities to existing accessible. _
buildings and their related facilities. 2. Accessible Route. Where the only accessible
1109.2 Equivalent Facilitation. Departures from entrance to the addition is located in the existing building
specific technical and scoping requirements of this part by or facility, at least one accessible route of travel shall be
the use of alternate methods are permitted where such provided through the existing building or facility to all
methods will provide equivalent or greater access to, and rooms, elements and spaces in the new addition which are E
usability of, the facility. Alternate methods shall permit required to be accessible. '
individuals with disabilities to approach, enter, and use a 3. Toilet and Bathing Facilities. Where there are no
site, building, facility or portion thereof; as easily, safely, toilet rooms and bathing facilities in an addition and these
conveniently, and independently as the specified method. facilities are provided in the existing building, then at least
one toilet and bathing facility in the existing facility shall
comply with Section 1106 or with Section 1112.3.7.
Section1110 — Definitions
4. Group I Occupancies. Where patient rooms are
For the purpose of this part, certain terms are designated added to an existing Group I Occupancy, a percentage of
as follows: the additional rooms equal to the requirement of Section
ALTERATION is any change, addition, or 1103.1.6, but in no case more than the total number of
modification in construction or occupancy. rooms required by Section 1103.1.6, shall comply with
#TItERATION, SUBSTANTIAL is any alteration, Section 1106.23. Where toilet or bathing facilities are
he total cost of all alterations (including but not part of the accessible rooms, they shall comply with
to electrical, mechanical, plumbing, and structural Section 1106.11.
changes) for a building or facility within any 12-month 5. Path of Travel. Where an addition affects the
period amounts to 60 percent or more of the appraised access to or use of an area of primary function, to the
value. maximum extent feasible, the path of travel to the area of
PATH OF TRAVEL means a continuous, unobstructed Primary function shall be made accessible.
way of pedestrian passage by means of which an altered EXCEPTION: Subject to the approval of the building
area may be approached, entered, and exited, and which official,the path of travel need not be made accessible if the
connects the altered area with an exterior approach cost of compliance with this part would exceed 20 percent
of the total cost of construction,inclusive of the cost of
(including sidewalks, streets, and parking areas), an entry eliminating barriers,within a 36-month period.
to the facility, and other parts of the facility. For the
"purposes of this part, the term path of travel also includes
restrooms, telephones, and water fountains serving the Section 1112 — Alterations
altered area. 1112.1 General.
TECHNICALLY INFEASIBLE means that an 1112.1.1 Compliance. Alterations to existing buildings
alteration has little likelihood of being accomplished or facilities shall comply with this section. No alteration
because existing structural conditions would require shall reduce or have the effect of reducing accessibility or
removing or altering a load-bearing member which is an usability of a building, portion of a building, or facility. If
essential part of the structural frame, or because site compliance with this section is technically infeasible, the
constraints prohibit modification or addition of elements, alteration shall provide accessibility to the maximum
spaces, or features which are in full and strict compliance extent feasible.
with the minimum requirements for new construction and EXCEPTION: Except when substantial as defined by
necessary to provide accessibility. Section 1110,alterations to Group R,Division 1 apartment
buildings need not comply with this section.
0
11-22 Effective 7101198
Regulations for Barrier-free Facilities 1997 Uniform Building Code
Washington State Amendments
1112.1.2 Existing elements. Where existing elements, 1112.1.4.7 Where patient bedrooms are altered in an
- . spaces, essential features or common areas are altered, existing Group I.Occupancy, a percentage of the altered
each such altered element, space, feature, or area shall bedrooms equal to the requirement of Section 1103.1.6,
comply with the applicable provisions of Part II of this but in no case more than the total number of bedrooms
chapter. Where an alteration is to an area of primary required by Section 1103.1.6, shall comply with Section
function, to the maximum extent feasible, the path of 1106.23. Where toilet or bathing facilities are part of the
travel to the altered area shall be made accessible. See accessible rooms, they shall comply with Section 1106.11.
also Appendix Chapter 11 Division Il. 1112.2 Substantial Alterations. Where substantial
EXCEPTIONS: 1. An accessible route of travel need alteration as defined in Section 1110 occurs to a building
not be provided to altered elements,spaces or common or facility, the entire building or facility shall comply with
areas which are not antes of primary function. Part II of this code.
2. Areas of evacuation assistance need not be added to an EXCEPTION: 1. Areas of evacuation assistance reed
altered building. not be added to a substantially altered building.
3. Subject to the approval of the building official,the 2. Type B Dwelling units need not be provided in
Path of travel need not be made accessible if the cost of buildings which are substantially altered.
compliance with this part would exceed 20 percent of the
total cost of construction,inclusive of the cost of eliminating 1112.3 Modifications.
barriers,within an 3&month period. 1112.3.1 General. The following modifications set forth
1112.1.3 Installation of stairs or escalators. Where an in this section may be used for compliance where the
escalator or new stairway is planned or installed requiring required standard is technically infeasible or when
major structural changes, then a means of vertical providing access to his buildings.
transportation(e.g. elevator, platform lift)shall be 1112.3.2 Ramps. Curb ramps and ramps constructed on
provided in accordance with this chapter. existing sites, or in existing buildings or facilities, may
1112.1.4 Other requirements. have slopes and rises greater than specified in Part II of
1112.1.4.1 Where alterations of single elements, when this chapter, where space limitations preclude the use of 1
considered together, amount to an alteration of a room or vertical in 12 horizontal slope or less,provided that:
space in a building or facility, the entire area or space 1. A slope not greater than 1 vertical in 10 horizontal is
•shall be accessible. allowed for a maximum rise of 6 inches(152 mm).
1112.1.4.2 No alteration of an existing element, space or 2. A slope not greater than 1 vertical in 8 horizontal is
area of a building shall impose a requirement for greater allowed for a maximum rise of 3 inches(76 mm).
accessibility than that which would be required for new 3. Slopes greater than 1 vertical in 8 horizontal are
construction. prohibited.
1112.1.4.3 Where the alteration"work is limited solely to 1112.3.3 Stairways. Full extension of stair handrails is
the electrical, mechanical or plumbing system or not required when such extension would be hazardous or
hazardous materials removal, and does not involve the impossible due to plan configuration. When an accessible
alteration, structural or otherwise, of any elements and elevator is provided, existing stairs need not be made
spaces required to be accessible under these standards, accessible.
Chapter 11 does not apply. 1112.3.4 Elevators. Elevators shall comply with Chapter
1112.1.4.4 Where alterations would increase the number 296-81, Washington Administrative Code.
of public pay telephones to four, with at least one in the 1112.3.5 Platform lifts. Upon the approval of the
interior, or where the facility has four or more public pay building official, platform lifts may be used in alterations,
telephones and one or more is altered; at least one interior in locations in addition to those permitted in Part 11 of this
text telephone shall be provided in accordance with
Section 1106.14. chapter, if installation of an elevator is technically
infeasible.
1112.1.4.5 Where a building has an accessible entrance, Platform lifts shall comply with Chapter 296-81 of the
altered entrances need not be made accessible unless they Washington Administrative Code.
provide access to areas of primary function.
1112.3.E Doors.
1112.1.4.6 Where sleeping rooms are altered in an
existing Group R, Division 1 hotel, at least 1 sleeping 1112.3.6.1 Clearance. When existing elements prohibit
room that complies with Section 1106.26 shall be provided strict compliance with the clearance requirements, a
,for each 25 sleeping rooms or fraction thereof. In projection of 5/8 inch(16 mm) maximum is permitted for
addition, at least 1 sleeping room for each 25 sleeping the latch side door stop.
rooms or fraction thereof shall have telephones, visible
alarms, and visible notification devices in accordance with
Section 1103.1.8.3.
Effective 7/01/98 11-23
1997 Uniform Building Code Regulations for Barrier-free Facilities
Washington State Amendments
1112.3.6.2 Thresholds. Existing thresholds measuring 1. At least one accessible route from a site access point
ch(19 mm)high or less which are modified to to an accessible route of travel shall be provided.
Wde a beveled edge on each side, may be retained. 2. At least one accessible entrance which is used by the
1112.3.7 Toilet rooms. public shall be provided.
EXCEPTION:Where it is determined by the building
1112.3.7.1 Shared facilities. The addition of one unisex official that no entrance used by the public can comply,
toilet facility accessible to all occupants on the floor may access at any accessible entrance which is unlocked during
be provided in lieu of making existing toilet facilities business hours may be used provided directional signs are
accessible when it is technically infeasible to comply with located at the primary entrance,and the accessible entrance r`
either part of Chapter 11. The unisex facility shall be has a notification system. The route of travel for the
located in the same area as existing facilities. accessible entrance shall not pass through hazardous areas,
storage rooms,closets,kitchens or spaces used for similar
1112.3:7.2. Number. The number of toilet facilities and purposes
water closets required by the Building Code may be
3. Where toilet facilities are provided, at least one toilet
reduced by one, in order to provide accessible features.
facility complying with Section 1111 and 1112 shall be �•�
1112.3.7.3 Signage. When existing toilet facilities are provided along an accessible route. Such toilet facility
altered and not all are made accessible, directional signage shall be a shared facility available both sexes.
complying with Section 1106.16.3 and 1106.16.4 shall be
provided indicating the location of the nearest accessible 4. Accessible routes from an accessible entrance to all
toilet facility. publicly used spaces, on at least the level of accessible
1112.3.8 Assembly areas. Seating shall adjoin an entrance, shall be provided. Access should be provided to
accessible route of travel that also serves as a means of all levels of a building or facility when practical. Displays
emergency egress or route to an area for evacuation and written information and documents shall be located
assistance. In alterations, accessibility to raised or sunken
where they can be seen by a seated person.
dining areas, or to all parts of outdoor seating areas is not
required provided that the same services and amenities are Section 1114 — Appeal
provided in an accessible space usable by the general 1114.1 Request for Appeal. An appeal from the
4c and not restricted to use by people with disabilities. standards for accessibility for existing buildings may be
.3.9 Dressing rooms. Where it is technically filed with the building official in accordance with Section 1
infeasible to meet the requirements of Part II of this 105, when existing structural elements or physical
chapter, one dressing room for each sex, or a unisex constraints of the site prevent full compliance or would
dressing room, on each level shall be accessible. threaten or destroy the historical significance of a historic
building.
Section 1113 — Historic Preservation 1114.2 Review.
1113.1 General. Generally the accessibility provisions.of 1114.2.1 Consideration of alternative methods.
this part shall be applied to historic buildings and facilities Review of appeal requests shall include consideration of
as defined in Section 3403.5 of this code. alternative methods which may provide partial access.
The building official, after consulting with the 1114.2.2 Waiver or modification of requirements. The
appropriate historic preservation officer, shall determine appeals board may waive or modify the requirements of
whether provisions required by this part for accessible this section when it is determined that compliance with
routes of travel(interior or exterior), ramps, entrances, accessibility requirements would threaten or destroy the
toilets, parking, or signage would threaten or destroy the historic significance of a building or facility.
historic significance of the building or facility.
If it is determined that any of the accessibility
requirements listed above would threaten or destroy the
historic significance of a building or facility, the
modifications of Section 1112.3 for that feature may be
utilized.
1113.2 Special Provisions. Where removing
architectural barriers or providing accessibility would
MJWten or destroy the historic significance of a building
Wility, the following special provisions may be used:
Effective 7101198
1 1-24
Regulations for Barrier-free Facilities 1997 Uniform Building Code
Washington State Amendments
Table 11-A Table 11-D
Wheelchair Spaces Required in Assembly Areas Number of Accessible Rooms
for Persons with Hearing Impairments
Capacity of Seating Number of Required
in Assembly Area Wheelchair Spaces Total Number of Rooms Minimum Required Rooms
4to25 1 1 -25 1
26 to 50 2 26-50 2
51 to 300 4 51 -75 3
301 to 500 6 76- 100 4
Over 500 6 plus 1 for each 100 over 500 101 - 150 5
151 -200 6
201-300 7
301-400 8
401-500 9
Table 11-B 501 -1000 2%of total rooms
Over 1000 20 plus 1 for every 100 rooms
Required Type A Dwelling Units or fraction thereof,over 1000
Total Number of Dwelling Required Number of
Units on Site Type A Dwelling Units
0- 10 None Table 11-E
11 - 20 1 Required Check-Out Aisles
21 - 40 2
41 -60 3 Total Check-out Aisles Minimum Number of
61 - 80 4 Units on Sites Accessible Check-out Aisles
81 - 100 5 1 - 4 1
For every 20 units or fractional 1 additional
part thereof,over 100 5 - 8 2
9- 15 3
Over 15 3 plus 20%of additional aisles
Table 11-C.
Number of Accessible Rooms and Roll-In Showers
Table 11-F
Number of Accessible Parking Spaces,
Total Minimum Required Rooms with
Number of Accessible Rooms' Roll-In Showers
Rooms' Total Parking Spaces Minimum Required Number
1 -25 i None in Lot or Garage of Accessible Spaces
26-50 2 None 1-25 1
51 -75 3 1 26-50 2
76- 100 4 1 51 -75 3
101 - 150 5 2 76- 100 4
151 -200 6 2 101 - 150 5
201 -300 7 3 151 -200 6
301 -400 8 4 201 -300 7
401 -500 9 4 plus 1 for every 100 301 -400 8
501 - 1000 2%of total rooms rooms or fraction 401 -500 9
Over 1000 20 plus 1 for every 100 thereof,over 400 501 - 1000 2% of total spaces
rooms or fraction Over 1000 20 spaces plus 1 space for
thereof,over 1000 every 100 spaces or fraction
thereof,over 1000
For congregate residences the numbers in these columns shall
apply to beds rather than rooms,
Effective 7/01/98 11-25
1997 UNIFORM BUILDING CODE 3401
3405
Chapter 34
EXISTING STRUCTURES
SECTION 3401 —GENERAL addition or alteration will result in the existing building or struc-
ture being no more hazardous based on life safety,fresafety and
Buildings in existence at the time of the adoption of this code may sanitation, than before such additions or alterations are under-
have their existing use or occupancy continued,if such use or oc- taken. (See also Section 307.11.3 for Group H,Division 6 Occu-
-�_ cupancy was legal at the time of the adoption of this code,pro- pancies.)
G vided such continued use is not dangerous to life.
EXCEPTION:Alterations of existing structural elements,or addi-
Any change in the use or occupancy of any existing building or tions of new structural elements,which are not required by Section
structure shall comply with the provisions of Sections 109 and 3401 and are initiated for the purpose of increasing the lateral-force-
3405 of this code. resisting strength or stiffness of an existing structure,need not be de-
signed for forces conforming to these regulations provided that an
For existing buildings,see Appendix Chapter 34.See also Sec- engineering analysis is submitted to show that
tion 101.3. 1. The capacity of existing structural elements required to resist
For a comprehensive code and guidelines on the treatment of forces is not reduced,
existing buildings,see the Uniform Code for Building Conserver- 2. The lateral loading to required existing structural elements is not
tiom increased beyond their capacity,
3. New structural elements are detailed and connected to the exist-
ing structural elements as required by these regulations,
SECTION 3402—MAINTENANCE 4. New or relocated nonstructural elements are detailed and con-
nected to existing or new structural elements as required by these regu-
All buildings and structures,both existing and new,and all parts lations,and
thereof,shall be maintained in a safe and sanitary condition.All 5. An unsafe condition as defined above is not created.
devices or safeguards required by this code shall be maintained in 3403.3 Nonstructural. Alterations or repairs to an existing
conformance with the code edition under which installed. The building or structure that are nonstructural and do not adversely
owner or the owner's designated agent shall be responsible for the affect any structural member or any part of the building or struc-
maintenance of buildings and structures. To determine com- ture having required fire resistance may be made with the same
pliance with this subsection, the building official may cause a materials of which the building or structure is constructed.
structure to be reinspected.
3403.4 Glass ReplacemenL The installation or replacement of
SECTION 3403—ADDITIONS,ALTERATIONS OR glass shall be as required for new installations.
REPAIRS 3403.5 Historic Buildings. Repairs, alterations and additions
necessary for the preservation,restoration,rehabilitation or con-
3403.1 General. Buildings and structures to which additions, tinued use of a building or structure may be made without
alterations or repairs are made shall comply with all the require- conformance to all the requirements of this code when authorized
ments of this code for new facilities except as specifically pro- by the building official,provided
vided in this section.See Section 310.9 for provisions requiring 1. The building or structure has been designated by official ac-
installation of smoke detectors in existing Group R, Division 3 tion of the legally constituted authority of this jurisdiction as hav-
Occupancies. ing special historical or architectural significance.
3403.2 When Allowed. Additions,alterations or repairs may be 2. Any unsafe conditions as described in this code are cor-
made to any building or structure without requiring the existing rected.
building or structure to comply with all the requirements of this 3. The restored building or structure will be no more hazardous
code,provided the addition,alteration or repair conforms to that
based on life safety, firesafety and sanitation than the existing
required for a new building or structure.
building.
Additions or alterations shall not be made to an existing build-
ing or structure that will cause the existing building or structure to
be in violation of any of the provisions of this code and such addi- SECTION 3404—MOVED BUILDINGS
tions or alterations shall not cause the existing building or struc- Buildings or structures moved into or within the jurisdiction shall
ture to become unsafe. An unsafe condition shall be deemed to comply with the provisions of this code for new buildings or struc-
have been created if an addition or alteration will cause the exist- tures.
ing building or structure to become structurally unsafe or over-
loaded,will not provide adequate egress in compliance with the
provisions of this code or will obstruct existing exits,will create a SECTION 3405—CHANGE IN USE
fire hazard,will reduce required fire resistance,or will otherwise No change shall be made in the character of occupancies or use of
create conditions dangerous to human life. Any building so al-
tered,which involves a change in use or occupancy,shall not ex- any building that would place the building in a different division
ceed the height, number of stories and area permitted for new ci the same group of occupancy a e a different group h o require-
buildings.Any building plus new additions shall not exceed the ties, unless such building is made to comply with the require-
height,number of stories and area specified for new buildings. ments of this code for such division or group an occupancy.
EXCEPTION: The character of the occupancy of existing build-
Additions or alterations shall not be made to an existing build- ings may be changed subject to the approval of the building official,
ing or structure when such existing building or structure is not in and the building may be occupied for purposes in other groups without
full compliance with the provisions of this code except when such conforming to all the requirements of this code for those groups,pro-
1-299
3405 1997 UNIFORM BUILDING CODE
vided the new or proposed use is less hazardous,based on life and fire
risk,than the existing use.
No change in the character of occupancy of a building shall be
made without a certificate of occupancy, as required in Section
109 of this code.The building official may issue a certificate of
occupancy pursuant to the intent of the above exception without
certifying that the building complies with all provisions of this
code.
i
•
1-300
1997 UBC HANDBOOK
Chapter 34
• EXISTING STRUCTURES
This chapter covers all aspects of existing buildings, includ- work complies with the code.The code also intends that the new
ing their occupancy and maintenance as well as additions,alter- work will not make the existing building unsafe nor should the
ations or repairs to existing buildings: new work cause any portion of the existing building to be in vio-
Section 3401 establishes that a building in existence when a lation of the code.For example,any new addition or new alter-
new code edition is adopted has the right to have its existing use ations should not remove or block existing exits.
or occupancy continued, provided, however, the use or occu- There are two separate provisions which relate to limiting any
pancy was legal at the time the new code edition was adopted altered building to the height, number of stories and area speci-
and that it is not dangerous to life. Should the owner subse- fied for new buildings. At first, these two provisions seem to
quently want to change the use or occupancy,Section 3405 pro- create a redundancy, but further study reveals that the first ad-
vides the guidelines for doing so. Other provisions for existing dresses the specific case of a change in occupancy and would ap-
buildings are contained in Appendix Chapter 34, which is pri- ply even if no alterations or additions were made to the existing
marily intended to present upgrading provisions for use by building.The second provision has the effect of not permitting
adopting jurisdictions to improve life safety in existing build- an addition to an existing building if the existing building
ings.Except for glazing and smoke detectors in residential occu- already is nonconforming due to excessive height, number of
pancies,no retroactive provisions appear in Chapter 34.In addi- stories or area.
tion to Appendix Chapter 34,a separate document,the Uniform
Code for Building Conservation, provides a comprehensive Section 3onco also intends to permit additions or alterations
code with guidelines that can be adopted by a community to pre- to existing noncomplying buildings only when such additions or
serve its existing building stock by establishingappropriate alterations will result in conditions no more hazardous than
threshold levels for safety,
existing conditions.
The basic requirement of Section 3403.2 is that any structural
alteration or repair made to an existing building fully comply
S ION 3402—MAINTENANCE with all applicable provisions of the currently adopted code.
Prior to the 1994 edition, there were no provisions to address
This section has the effect of charging the building official voluntarily increasing the strength or stiffness of an existing
with the responsibility of seeing that all buildings,both existing building's lateral-force-resisting system.If such work were to be
and new,are maintained properly.This section does not require undertaken,then full compliance with the current code would be
that the building official develop a schedule for reinspection of required.An exception now permits such voluntary strengthen-
existing buildings to determine whether or not they are being ing,provided an engineering analysis is submitted to show com-
properly maintained.However,it does give the building official pliance with stated objectives, This exception permits existing
the authority to make a reinspection of any structure if there is structural elements to be altered and new structural elements to
reason to believe that the building has been improperly main- be installed for the purpose of increasing the strength or stiffness
tained.As discussed in Section 101.2,vigorous enforcement of of the lateral-force-resisting system. The exception specifies
this section will have the effect of reducing slums where they that the design forces need not comply with the current code
exist. requirements.No force level is specified. However,the excep-
tion states that the capacity of existing structural elements
required to resist forces may not be reduced;thus,compliance
SECTION 3403—ADDITIONS,ALTERATIONS OR with forces at least equal to original design force levels seems to
REPAIRS be implied.
3403.1 General.The subject of applications to existing build- Before the exception was added to the code,there was a disin-
ings has been revised from earlier additions to the code(prior to centive for improving lateral-force-resisting elements because
the 1979 edition).The present provisions are intended to encour- one had to either provide full compliance or do nothing.Improv-
age rehabilitation of existing buildings which may have been al- ing the lateral-force-resisting capacity of a building's structural
lowed to deteriorate because they could not comply with the ear- system can be extremely beneficial,even when it is not possible
lier editions of the code. These earlier codes required that the to gain full compliance with current code force levels. This
total building,including the existing building,be brought up to should encourage rather than discourage strengthening. The
the current standards of the code if more than 50 percent of the exception states that work may be undertaken when not required
valu the building was involved in the additions,alterations by Section 3401. Since Section 3401 does not specifically
or traction. address structural work,the intent of the reference is not clear.
What is clear from the original proposal is that the exception was
340 hen Allowed.The present wording in this section will intended to apply only when voluntary strengthening of an exist-
allow existing buildings to be altered,repaired or modified with- ing building was proposed.The exception should not be used as
out complying with all provisions of the code as long as the new a reason for reducing force levels to be taken by existing lateral-
389
1997 UBC HANDBOOK
i force-resisting elements which will be used to brace an addition. Chapter 5 to guide the building official in the promulgation of
Wny addition plus existing building elements used to resist lat- rules to enforce Section 3405 of the UBC.
eal forces generated by the addition should comply with current Referring back to the exception in Section 3405 and as pre-
code requirements. viously stated in this commentary, the building official is given -
broad authority in determining the hazards involved in a change
of occupancy.If it is determined that the proposed or new use is
SECTION 3405—CHANGE IN USE less hazardous than the existing use, the building official may
approve a change in occupancy without requiring that the build.
Because each occupancy group and division thereof contem- `v
P Y g P ing conform to all the requirements of the code for the new use.
plates a different level of hazard, the code intends that when a Given this wide authority, a building official may require that
use is changed, and particularly when the change in use in- the building comply with only those requirements for the new
creases the level of hazard,the building must be brought to con- use which are important to fire and life safety.Under these cir-
form to the requirements of the code for the proposed occupan- cumstances,the code permits the building official to choose not
cy.Moreover,if the level of hazard has not changed appreciably to require those changes which are deemed unnecessary as far as
but the code requirements for the new use are more restrictive in on the character of th
K'
such cases as floor live load or the number and widths of exits, fire and life safety are concerned,based e r
these more-restrictive provisions of the code must be applied to new use. a
the new use.It is because of this latter situation that in several In those cases where the building official exercises the discre- ,
places the code uses the language "character of occupancies or tionary authority granted by the exception,the code permits the
or more often just character of the occupancy.
» issuance of a new certificate of occupancy without certifying
use k
that the building complies with all the provisions of the code. 16.
i The exception to Section 3405 grants the building official Thus,the intent of the code is clear that the building official may ,
broad authority in determining whether or not the new or pro- exercise judgment in determining hazards present in the pro-
f posed use is less hazardous than the existing use.Each change of posed use and imposing only those requirements of the code
occupancy,therefore,must be analyzed based upon the hazards which are deemed necessary, commensurate with the hazard ram;
I consequent to the new use. In addition,the fire-and life-safety involved in the new use.
i and structural features of the building must be analyzed to deter-
A practical application. In closing, let us briefly discuss a
mine if they are as required by the code for the new use.Even ::
change of occupancy determination that building officials face :
though there is no change in occupancy group or division there-
all the time—the conversion of asingle-family dwelling to an
of,the character of the occupancy may have changed such that
•other requirements of the code related to the new use require that office use. Districts which were formerly residential in nature Y> -
g the building be altered to comply with these other requirements. have seen the expansion of neighboring commercial areas,and
For example,consider a Group A,Division 2.1 restaurant where now someone wants to save an attractive old Victorian residence
no alcoholic beverages are served.The owner wants to obtain a and convert it into offices.Does the exception to Section 3405
liquor license so alcoholic beverages can be served,but with no apply, and if so to what extent?To determine this,the building
ted change in occupant load. Although there is no official must evaluate the fire-and life-safety and structural fea-
contempla -
tures of the building to determine if existing conditions satisfy
change la either the occupancy group or division, Section
904.2.3.1 would require that the restaurant be protected with an the code and to determine to what extent the new use poses a
automatic fire sprinkler system when alcoholic beverages are greater or a lesser hazard than the existing use.For example,the -
served if the undivided seating area exceeds 5,000 square feet adequacy of the floor system would need to be reviewed since a =
(465 mz). Thus, at a minimum, the change in use requires the dwell�ng requires only a 40-pound-per-square-foot (1.92
it kN/m-) live load while an office use must be designed for a
'i installation of the sprinkler system.
provided in the exception to Section 50-pound-per-square-foot (2.40 kN/m'-) live load and a
Therefore, except as
P P P 2,000-pound (8.96 kN) concentrated load. Floor system struc-
3405,it is the intent of the code that a change of occupancy shall tural capacity is thus an important factor to consider. Another
not be made unless the building is made to comply with the re- item that always arises with such conversions is what to do about
quirements of the code that are related to the proposed use.Thus, exterior wall and opening protection.Many of the dwellings that
structural requirements of the code must also be met where they are converted are historical in nature or, at the very least,are a
are more restrictive for the new use. part of a community's cultural fabric.As a result,there is an un-
As the exception to Section 3405 grants wide authority to the derstandable desire to maintain their present appearance.In such
building official to use judgment in determining which code re- cases, some jurisdictions permit the use of exterior fire sprin-
i quirements will be exacted,the building official should develop klers to serve as exterior protection. In other jurisdictions, a
rules which are to be followed upon a change of occupancy so comparison is made between the fire-and life-safety hazards of
that even enforcement will result.When the Uniform Code for the two occupancies. Such things as fire loading, alertness of
Building Conservation (UCBC) has been adopted, Chapter 5 building occupants, building size and similar considerations
provides minimum requirements for a change in occupancy. If may be used by the building official in determining if the con-
the UCBC has not been adopted, it does provide provisions in verted use poses a greater or lesser hazard than the former one.
•
z�
390 r
• COMMUNITY DEVELOPMENT
Mike H. Martin, Acting Chief Administrative Officer
BUILDING SERVICES DIVISION
Robert D. Hutchinson, CBO, Building Official
Phone:253-856-5401
Fax: 253-856-6454
KENT
w A s„ N G 1 o N Address: 220 Fourth Avenue S.
Kent, WA 98032-5895
May 25, 2001
TO: CHAIR TOM BROTHERTON AND PLANNING COMMITTEE MEMBERS
FROM: BOB HUTCHINSON, BUILDING OFFICIAL
RE: ACCESSIBLE PARKING FOR THE DISABLED
For the 6/4/01 Planning Committee Meeting
Introduction
• The issue of accessible parking for people with disabilities ("ADA parking") regulatory
requirements was raised at the recent City Council retreat. Considerable attention has
generally been given in recent years on making the built environment accessible to people
with physical disabilities. The federal Americans with Disabilities Act (ADA) in particular,
has become a part of common conversation, but has also caused some confusion about
construction regulations and regulatory roles and responsibilities. The limited purpose of
this communication is to explain and clarify the regulations governing on-site parking
facilities which are accessible to the disabled and regulatory relationships between the
City, the State of Washington and ADA.
Background
ADA: The Americans with Disabilities Act is a Federal law aimed at eliminating barriers to
provide greater accessibility for people with disabilities. Its requirements are broad and
enforceable through either of two means: direct prosecution by the Federal Department of
Justice; or civil suit brought by an aggrieved individual. No enforcement responsibilities are
borne by states or local jurisdictions.
Washington State Building Code: The State Building Code Act mandates local
enforcement of certain construction codes, including the Uniform Building Code (see RCW
19.27 and 70.92). This act also established the State Building Code Council, with
responsibility to keep the codes updated by promulgation of rules to enact and amend
them. Among the state amendments (Chapter 51-40 WAC) to the current (1997) edition of
the Uniform Building Code are provisions contained in Chapter 11 "Accessibility" and in
• particular the provisions of Section 1107 "Parking Facilities and Table 11-F "Number of
Accessible Parking Spaces" (copy attached).
k
• City of Kent: Local jurisdictions are mandated to administer and enforce the provisions of
the "state building code" (RCW 19.27), and are specifically prohibited from amending UBC
Chapter 11, among other parts.
Discussion
UBC Section1107, as amended by the State, contains general accessible parking
requirements as well as requirements specific to particular occupancies. It also contains
specific requirements for accessible van parking (1 of every 8, or fraction thereof,
accessible spaces), along with technical, dimensional and sign requirements. It is
important to note that the number of spaces required to be accessible are determined as
either a percentage of the total parking spaces provided or, under the sliding scale
expressed in Table 11-F. Therefore, the total number of parking spaces provided
determines how many spaces are required to be accessible. The requirement is thus
driven by how many spaces a developer or owner wishes to create, or by the minimum
number required by the City under the Chapter 15.05 of the Zoning Code.
Conclusion
If the City wishes to reduce the numbers of parking spaces required under Section 15.05
of the Zoning Code, it could do so, although this would have a minimal effect on reducing
the requirements for accessible parking in UBC Table 11-F, because it is a sliding scale.
The City is obligated under RCW 19.27 to enforce the parking space requirements
contained in the UBC, while prohibited from amending them.
RDH1pm S:1PermitlShared\AccessibleParking.doc
Enc.: '97 Uniform Bldg.Code-Reg's for Barrier-free Facilities
cc: Mike H.Martin,Acting Chief Administrative Officer
Fred N.Satterstrom,Acting Community Development Director
Planning Committee Notebook
•
Planning Committee Mtg 6/4101
Accessible Parking for the Disabled
Page 2 of 2
r�Flegulations for Barrier-free Facilities 1997 Uniform Building Code
Washington State Amendments
Section 1107 — Parking Facilities 1107.2.2 Size. Parking spaces shall be not less than 96
1107.1 Accessible Parking Required. inches(2440 mm) in width and shall have an adjacent
1107.1.1 General. For other than Group R, Division 1 access aisle not less than 60 inches(1525 mm) in width.
apartment buildings, when parking lots or garage facilities Van accessible parking spaces shall have an adjacent
are provided, accessible parking spaces shall be provided access aisle not less than 96 inches(2440 mm) in width.
in accordance with Table I1-F. Where two adjacent spaces are provided, the access aisle
1107.1.2 Inpatient and outpatient medical care may be shared between the two spaces. Boundaries of
_ facilities. For Group I, Division 1.1, 1.2 and 2 units and access aisles shall be marked so that the aisles will not be
facilities specializing in the treatment of persons with used as parking space.
mobility impairments on either an inpatient or outpatient 1107.2.3 Vertical clearance. Where accessible parking
basis, 20 percent of the parking spaces provided accessory spaces are required for vans, the vertical clearance shall be
to such units and facilities shall be accessible. not less than 114 inches(2895 mm)at the parking space
1107.1.3 Outpatient medical care facilities. For Group and along at least one vehicle access route to such spaces
I, Division 1.1 and 1.2 Occupancies providing outpatient from site entrances and exits.
medical care facilities, 10 percent of the parking spaces 1107.2.4 Slope. Accessible parking spaces and access
provided accessory to such occupancies shall be aisles shall be located on a surface with a slope not to
accessible. exceed 1 vertical in 48 horizontal.
1107.1.4 Apartment buildings. For Group R, Division 1107.2.5 Surface. Parking spaces and access aisles shall
1 apartment buildings where parking is provided, one be firm, stable, smooth, and slip-resistant.
accessible parking space shall be provided for each Type 1107.3 Signs. Every parking space required by this
A dwelling unit and reserved for it's occupants. In section shall be identified by a sign, centered between 3
addition, where the total parking provided on a site and 5 feet(915 mm and 1525 mm)above the parking
exceeds 1 parking space per dwelling unit, not less than 2 surface, at the head of the parking space. The sign shall
percent, and in no case less than 1 space, of this additional include the International Symbol of Access and the phrase
parking shall be accessible. "State Disabled Parking Permit Required".
1107.1.5 Van parking. For other than Group R, Van accessible parking spaces shall have an additional
• Division 1 apartment buildings,where accessible parking sign mounted below the International Symbol of Access
is required, one of every eight accessible parking spaces, identifying the spaces as "Van Accessible."
or fraction thereof, shall be designed to be accessible to EXCEPTION: Where all of the accessible parking
vans. spaces comply with the standards for van accessible parking
1107.1.6 Location of parking. Accessible parking spaces.
spaces shall be located on the shortest possible accessible (See also Section 1106.27.2)
route of travel to an accessible building entrance. In
facilities with multiple accessible building entrances with
adjacent parking, accessible parking spaces shall be Section 1108 — Passenger Loading Zones
dispersed and located near the accessible entrances. 1108.1 Location. Where provided, passenger loading
Wherever practical, the accessible route of travel shall not zones shall be located on an accessible route of travel.
cross lanes of vehicular traffic. Where crossing traffic 1108.2 Design and Construction.
lanes is necessary, the route of travel shall be designated
and marked as a crosswalk. 1108.2.1 General. Passenger loading zones shall be
designed and constructed in accordance with this section.
EXCEPTION: in multilevel parking structures,all
accessible van parking spaces may be located on the same 1108.2.2 Size. Passenger loading zones shall provide an
level. access aisle not less than 60 inches(1525 mm)in width by
Where a parking facility is not accessory to a particular 20 feet(6m) in length with the long dimension abutting
building, accessible parking spaces shall be located on the and parallel to: A: the vehicle space on one side; and B:
shortest accessible route to an accessible pedestrian an accessible route of travel on the other.
entrance to the parking facility. 1108.2.3 Slope. Such zones shall be located on a surface
1107.2 Design and Construction. with a slope not exceeding 1 vertical in 48 horizontal.
1107.2.1 General. When accessible parking spaces are
required by this section, they shall be designed and
• constructed in accordance with this section.
Effective 7101198 11-21
~ Regulations for Barrier-free Facilities 1997 Uniform Building Code
Washington State Amendments
Table 11-A Table 11-D
Wheelchair Spaces Required in Assembly Areas Number of Accessible Rooms
for Persons with Hearing Impairments
Capacity of Seating Number of Required
in Assembly Area Wheelchair Spaces Total Number of Rooms Minimum Required Rooms
4 to 25 1 1 -25 1
26 to 50 2 26-50 2
51 to 300 4 51 -75 3
301 to 500 6 76- 100 4
Over 500 6 plus 1 for each 100 over 500 101 - 150 5
151 -200 6
201-300 7
301 -400 8
401-500 9
Table 11-B 501-1000 2%of total rooms
Required Type A Dwelling Units Over 1000 20 plus 1 for every 100 moms
or fraction thereof,over 1000
Total Number of Dwelling Required Number of
Units on Site Type A Dwelling Units
0- 10 None Table 11-E
11 - 20 1 Required Check-Out Aisles
21 - 40 2
41 -60 3 Total Check-out Aisles Minimum Number of
61 - 80 4 Units on Sites Accessible Check-out Aisles
81 - 100 5
For every 20 units or fractional 1 additional 1 -4 i
part thereof,over 100 5 - 8 2
9- 15 3
Over 15 3 plus 20%of additional aisles
Table 11-C
Number of Accessible Rooms and Roll-In Showers
Table 11-F
Number of Accessible Parking Spaces,
Total Minimum Required Rooms with
Number of Accessible Rooms' Roll-In Showers
Rooms' Total Parking Spaces Minimum Required Number
1 -25 1 None in Lot or Garage of Accessible Spaces
26-50 2 None 1 -25 1
51 -75 3 1 26-50 2
76- 100 4 1 51 -75 3
101 - 150 5 2 76- 100 4
151 -200 6 2 101 - 150 5
201 -300 7 3 151 -200 6
301 -400 8 4 201 -300 7
401 -500 9 4 plus I for every 100 301 -400 8
501 - 1000 2% of total rooms rooms or fraction 401 -500 9
Over 1000 20 plus 1 for every 100 thereof, over 400 501 - 1000 2% of total spaces
rooms or fraction Over 1000 20 spaces plus 1 space for
thereof,over 1000 every 100 spaces or fraction
thereof, over 1000
For congregate residences the numbers in these columns shall
• apply to beds rather than rooms.
Effective 7/01/98 11-25
COMMUNITY DEVELOPMENT
Mike H. Martin, Acting Chief Administrative Officer
BUILDING SERVICES DIVISION
Robert D. Hutchinson, CBO, Building Official
Phone: 253-856-5401
Fax: 253-856-6454
KENT
WASHINOTCH Address: 220 Fourth Avenue S.
Kent,WA 98032-5895
May 25, 2001
TO: CHAIR TOM BROTHERTON AND PLANNING COMMITTEE MEMBERS
FROM: BOB HUTCHINSON, BUILDING OFFICIAL
RE: CODE ENFORCEMENT UPDATE
For the 6/4/01 Planning Committee Meeting
Introduction
Effective enforcement of municipal codes is an essential element in maintaining the
general health of a city and its neighborhoods. In turn, a high level of general health
attracts new investment and encourages maintenance of existing properties. Based on the
Council's interest , we are offering this report as a status update of Kent's existing code
enforcement program.
Background
Prior to 1993, Kent had no staff positions dedicated to code enforcement, leaving such
work to staff with other primary responsibilities. Moreover, the City's codes were
enforceable only as criminal violations, requiring the City to meet a higher standard of
evidence to successfully prosecute cases. Most code enforcement work was
accomplished by persuasion and significant needs went unmet.
In 1993, the City enacted a code enforcement process utilizing civil penalties (fines) as the
primary means of compelling code compliance when persuasion failed. The next year,
Kent hired its first (and only, to date) Code Enforcement Officer in what is now the Building
Services Division. From 1994 through 2000, over 1200 code enforcement cases were
resolved, primarily through the efforts of this one staff position.
Recent Improvements
In December, 2000, the City implemented a newly acquired module of the KIVA software
system to track and document code enforcement cases. In the first quarter of 2001,
Planning Services' administrative staff assumed responsibility for primary public contact,
data entry, creation and mailing of notices and record-keeping. This allowed the Code
Enforcement Officer to spend more time in the field, which has resulted in a significant
• increase in code enforcement activity. In addition, the Law Office has assumed
responsibility for preparation of cases for hearings and for their presentation to the Hearing
Examiner.
• Recent statistics are as follows:
January February March April
Code Enforcement cases opened: 21 23 13 50
Code Enforcement cases resolved: 12 10 3 55
Number of Code Enforcement hearings: 1 0 1 2
% of cases resolved without a hearing: 92% 100% 67% 96%
The Future
Code enforcement staff are now working with the Law Office to review and update forms,
processes and procedures to enhance the effectiveness of our code enforcement
program. Proposed changes will more nearly align our actions with state legislation and
case law, provide the potential for criminal prosecution for certain cases, provide a
predictable mechanism for collection of civil penalties, and create more consistency by
linking all appropriate City codes to one set of enforcement processes. While most code
enforcement actions will still commence in the City department or division with primary
responsibility for the discipline involved (i.e.-building codes), the need for expertise in
obtaining code compliance will require continuation and enhancement of the core code
enforcement program. Possible longer-term enhancements may involve adding and/or
consolidating staff into one code enforcement team.
RDH\pm\\EARTH_FS\SDATA\Permit\Shared\06-2001 PlanningCommittee.doc
cc: Mike H. Martin,Acting Chief Administrative Officer
Fred N.Satterstrom,Acting Deputy Chief Administrative Officer
Planning Committee Notebook
Planning Committee Mtg of 6/4/01
Code Enforcement Update
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