California Department of Housing and Community Development ... · HCD •Promulgate and adopt...
Transcript of California Department of Housing and Community Development ... · HCD •Promulgate and adopt...
California Department of Housing and
Community Development and the
Local Building Departments:
Housing in California
Stoyan Bumbalov
State Housing Law Program
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HCD
Codes and Standards
State Housing LawFactory-Built
HousingManufactured
Housing
Mobilehome Parks and
Special Occupancy Parks
Occupational Licensing
Mobilehome Assistance Center
Employee Housing
Registration and Titling
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What programs impact your
local jurisdiction?
State Housing Law
• Health and Safety Code (HSC)
• Titles 24 & 25, California Code of Regulations (CCR)
• Accessibility
Factory-Built Housing
Employee Housing
Manufactured Housing
Mobilehome Parks and
Special Occupancy
Parks
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Issues you may encounter
in your jurisdiction• Accessibility – What is that?
• Tiny Houses – What are they?
• Shipping Containers
• Factory-Built Housing – Are these modulars?
• Manufactured Housing
• Commercial Modulars (CMs) / Special Purpose CMs
• Accessory Dwelling Units (ADUs)
• Junior Accessory Dwelling Units (JADUs)4
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Topics
• Rulemaking
• Authority
• Important provisions in HSC
• Substandard buildings
• Accessibility
• Efficiency dwelling units
• Accessory dwelling units (ADUs)
• Junior accessory dwelling units (JADUs)
• Emergency housing
State Housing Law
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Topics
• Insignia
• Plan review and approval
• In-factory inspections
• Site completed work
• Tiny houses and shipping containers
Factory-Built Housing
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State Housing Law (SHL)
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SHL Program
• To carry out the State Housing Law by adopting building standards and administrative regulations that assure safe and durable housing while safeguarding affordability.
Mission Statement
• HCD is authorized by California Health and Safety Code to propose the adoption, amendment and repeal of building standards, and adopt, amend and repeal other regulations for the protection of public health, safety, and general welfare of occupants of residential buildings. (HSC 17921)
Authority
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SHL Program
• Ensures availability of affordable housing; uniformity
in building standards; uniform statewide enforcement.
• Title 24 CCR: Proposes/adopts regulations for new
and existing residential buildings.
• Title 25 CCR: Requirements related to maintenance,
use, occupancy, repair, alteration, moving, and
demolition of existing residential buildings.
• Training and education for code users and local
enforcement agencies.
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Application and Scope
• Hotels, motels
• Lodging houses
• Apartments
• Condominiums
• Dwellings, dormitories
• Homeless shelters
• Monasteries, convents
• Employee housing
• Factory-built housing
• Housing accessibility10
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SHL Rulemaking
Title 24 Code Adoption Process
Title 25 Code Adoption Process
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• Triennial Code Adoption Cycle
• Intervening Code Adoption Cycle
• Emergency Code Adoption
• California Building Standards Commission (BSC) administered process
• As required (by statute) or as needed.• Office of Administrative Law oversees compliance of the
Administrative Procedure Act.
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Title 24 Rulemaking
SHL staff reviews:
• Existing California codes
• New model codes (3-year cycle)
• Significant changes to model codes
• Legislation
• Other state agency rulemakings
• Petitions
• Stakeholder comments12
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Title 24 Rulemaking• Pre-rulemaking activities
o Research and discussions with stakeholders
o Focus group meetings
• Initial submittal (proposed changes) to BSC
o Code Advisory Committee meetings
• 45-day and 15-day public comment periods
• Final submittal – Final Express Terms
• Final submittal – Final Statement of Reasons
o SHL response to public comments
• BSC approval of proposed building standards 13
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Rulemaking Tips
• Current versions of model codes or standards.
o Check for errata and important modifications.
• Active legislation or initiatives that may impact
regulations.
o Early analysis can avoid problems!
• Directives from the Administration
• Rulemaking activities of other state agencies.
• Contact appropriate stakeholders for comments.14
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Rulemaking Tips
• Early exchange of ideas with stakeholders.
• Use focus group meetings and public hearings to
receive feedback.
• Adequate notice of activities and availability of
proposed regulatory changes.
• Resolve problems prior to submitting to the BSC.
• Use sound rationale that clearly explains why.
• All proposals comply with “nine-point criteria”.
• Be prepared to make reasonable changes.15
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Rulemaking Documents
Express Terms (ET)
• Shows proposed changes.
• Uses strikeout for proposed repeal/delete.
• Uses underscore for proposed additions/revisions.
Initial Statement of Reasons (ISOR)
• Shows rationale (reason) for proposed modifications to existing code language.
Final Statement of Reasons (FSOR)
• SHL response to public comments.16
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Rulemaking Documents
Examples
• 4.106.4.2 New multifamily dwellings. Where 17 or more multifamily dwelling units are constructed on a building site, 3Ten (10) percent of the total number of parking spaces on a building site, provided for all types of parking facilities, but in no case less than one, shall be electric vehicle charging spaces (EV spaces) capable of supporting future EVSE. Calculations for the required number of EV spaces shall be rounded up to the nearest whole number.
Express Terms (ET)
• HCD proposes to continue adoption of the above referenced section with new amendments. HCD proposes to repeal the threshold, and to increase the percentage for the required EV capable parking spaces…
Initial Statement of Reasons (ISOR)
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Timeline
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Authority to Promulgate
and Adopt RegulationsHCD
• Promulgate and adopt building standards and
regulations for minimum health and safety.
• Building standards and regulations adopted by HCD
apply in all parts of the state.
• Appendices adopted by HCD apply in all parts of the
state.
o Exception: Appendix N (CBC) and Appendix X (CRC).
• Alternate materials and methods of construction.19
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Authority to Promulgate
and Adopt RegulationsLocal Enforcing Agency (LEA)
• Modifications to provisions adopted by HCD if
reasonably necessary due to local climatic,
geological or topographical conditions.
• Local modifications require express findings to be
filed with the BSC for cities and counties, and with
HCD for fire protection districts.
• Adopt appendices applicable on local level.
• Alternate materials and methods of construction.
• Adopt administrative procedures. 20
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Authority to Enforce
HCD
• State Housing Law
o Not typical for HCD to enforce
• Factory-Built Housing – third parties
• Mobilehome Parks
• Special Occupancy Parks
• Manufactured Housing
• Employee Housing 21
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Authority to Enforce
LEA
• Enforce California Building Standards Code (CBSC).
• Enforce all provisions of law, and other rules and
regulations promulgated by HCD – HSC and Title 25.
• Issue building permits.
• Conduct plan check and inspections.
• Prescribe fees.
• Enter and inspect properties to secure compliance
with HCD rules and regulations.
• Establish a process to hear and decide appeals.22
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Authority to Enforce
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Lack of Enforcement
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Important SHL Provisions in HSC
• §17921: Authorizes HCD to propose adoption,
amendment or repeal of building standards.
• §17923: Allows HCD to approve alternate
materials and methods of construction.
• §17926: Carbon monoxide device requirement.
• §17928: Green building standards.
• §17950: Applies in all parts of the state.
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Important SHL Provisions in HSC
• §17951: Allows building departments to approve
alternate materials and methods of construction.
• §17952: Authorizes HCD to enforce in the event of
non-enforcement.
• §17953: Ordinance requiring soil reports.
• §17958: Allows LEA to adopt local amendments with
findings, based on local climatic, geological, or
topographical conditions.
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Important SHL Provisions in HSC
• §17958.2: Limited-density owner-built rural dwellings.
• §17958.7: Local amendments filed with the BSC.
• §17958.8: Allows the replacement, retention or
extension of original materials and methods of
construction to existing buildings.
• §17960: Requires LEA to enforce provisions of SHL,
CBSC, and other rules and regulations promulgated
by HCD.
• §17960.1: Allows contract with private entity or use of
temporary personnel for plan checking. 27
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HSC §17920.3
Substandard Buildings
• Inadequate sanitation.
• Structural hazards.
• Any nuisance.
• Wiring, plumbing and mechanical equipment not conforming with all applicable laws in effect at the time of installation.
• Faulty weather protection.
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Substandard Buildings
HSC §17920.3
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• Unsafe building due to inadequate maintenance.
• Buildings or portions thereof not provided with
adequate exit facilities.
• Buildings or portions thereof occupied for living,
sleeping, cooking, or dining purposes that were
not designed or intended to be used for those
occupancies.
• Inadequate structural resistance to horizontal
forces.
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Substandard Buildings
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Efficiency Dwelling Units
HSC §17958.1
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• Allows LEAs to permit efficiency dwelling units
for occupancy by no more than 2 persons.
• Minimum floor area of 150 sq. ft.
• May have partial kitchen or bathroom facilities.
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Efficiency Dwelling Units
2016 CBC Section 1208.4
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• Living room with at least 220 sq. ft. floor area.
• Additional 100 sq. ft. for each occupant in excess
of 2.
• Separate closet.
• Kitchen sink, cooking appliance, and refrigeration
facilities: 30-inch clear working space in front.
• Light and ventilation.
• Separate bathroom with a lavatory, water closet,
and bathtub or shower.
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Efficiency Dwelling Units
2016 California Residential Code (CRC) Section R304.5
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Section R304.5 repealed – no requirements after
July 1, 2018:
• Requirements for efficiency dwelling units were initially
introduced to apply to apartments and condominiums,
not to stand-alone units or ADUs.
• These requirements allowed for a smaller dwelling unit
than model code allowed.
• 2016 CRC allows a dwelling unit as small as
approximately 100 sq. ft.; there is no longer a need for
a CA amendment that requires a 220 sq. ft. room.
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Tiny Houses
• Tiny house on a permanent foundation shall be
built in compliance with the CBSC.
• Tiny house on a trailer (vehicle) is not a dwelling
unit; CBSC does not apply.
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Tiny Houses
Tiny house on a pickup truck is
not considered a dwelling unit;
CBSC does not apply.
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Tiny house on a bicycle is
not a dwelling unit either.
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Tiny Houses
• Advocates have proposed smaller dwellings to
reduce environmental impact and provide for lower
living costs.
• Site-constructed tiny houses that do not fit the
definition of an MH, FBH, RV, park trailer (PT) or
CM must comply with the CBSC.
• Dwelling units built to CRC can be as small as
100 sq. ft.
• Cities and counties may choose to enforce RV
design and construction standards
(HSC 18027.3(a)(3)). 36
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Tiny Houses
Appendix Q (Tiny Houses) in 2018
International Residential Code (IRC)/2019 CRC;
available for adoption by LEA.
• Dwelling units less than 400 sq. ft., excluding lifts.
• Tiny houses shall comply with the CRC, except as
otherwise stated in Appendix Q.
• Measures for reduced ceiling height in lofts,
guards, compact stairs (including handrails and
headroom), ladders, emergency escape, and
rescue openings.37
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Tiny Homes
Information Bulletin 2016-01
• Intended to be used to determine whether a tiny
home is subject to the CBSC.
• May be required to comply with the RV, PT, MH,
FBH or CM design and construction standards.
• If built after July 14, 2005 – comply with NFPA 1192.
• Helps determine whether it is a nonconforming
structure in which occupancy is illegal and subject
to prosecution.
• http://www.hcd.ca.gov/docs/IB2016-01.pdf38
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Shipping Containers
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Shipping Containers
• HCD has not adopted or developed standards or
procedures for use of shipping containers as housing.
• Shipping containers proposed to be used as an
element of site-built housing shall be handled by the
city or county no differently than any other unknown
material or method (listing and testing approval,
alternate approval, etc.).
• Are shipping containers FBH?
o Maybe, if manufactured or altered in a factory, and
manufacturer follows third-party review and
approval procedures.40
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More Shipping Containers
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Accessory Dwelling Units
(ADUs)
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ADUs• “Accessory dwelling unit” means an attached or a
detached residential dwelling unit which provides
complete independent living facilities for one or more
persons. It shall include permanent provisions for
living, sleeping, eating, cooking, and sanitation on the
same parcel as the single-family dwelling is situated.
An accessory dwelling unit also includes the
following:
• (A) An efficiency unit, as defined in Section 17958.1
of the Health and Safety Code.
• (B) A manufactured home, as defined in Section
18007 of the Health and Safety Code. 43
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ADUsSB 1069; AB 2299; AB 2406; SB 229; AB 494
• Amendments to ADU law – Government Code (GC)
§§65582.1, 65583.1, 65589.4, 65852.150, 65852.2,
65852.22, and 66412.2.
• Effective January 1, 2017.
• Recognizes the importance of ADUs in addressing
California’s severe housing crisis.
• Reduces development barriers and expand potential
capacity to build ADUs.
• Provides maximum technical requirements for
construction. 44
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ADUs• GC §65852.2 authorizes the LEA to enact an
ordinance for the creation of ADUs in SF or
multifamily residential zones.
• LEA to impose standards on ADUs that include
parking, height, setback, lot coverage, landscape,
architectural review, maximum size of a unit, etc.
• ADUs for proposed or existing SF dwellings.
• 3 types of ADUs: attached, located within the living
area of the primary dwelling, and detached.
• Local building code requirements that apply to
detached dwellings, as appropriate. 45
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ADUs• Modifications to ADU law effective January 1, 2018.
• LEA can designate areas where ADU may be permitted.
• LEA may reduce/eliminate parking requirements.
• ADU cannot exceed the allowable density for the lot.
• ADUs are consistent with existing general plan and
zoning designation.
• LEA may require new or separate utility connection.
The connection may be subject to connection fee or
capacity charge based upon the ADU size or number of
plumbing fixtures.
• Reasonable cost.46
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ADUs
• Total area of floor space of attached ADU: 50 percent
of primary dwelling living area or 1,200 sq. ft. maximum.
• Total area of floor space of detached ADU: 1,200 sq. ft.
LEA may establish minimum and maximum unit size
requirements for attached and detached ADUs.
• No setback for an existing garage converted to ADU or
to a portion of an ADU.
• Setback of no more than 5 ft. from the side and rear lot
lines for ADUs above a garage.
• No fire sprinklers required for ADUs if fire sprinklers are
not required for the primary residence.47
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ADUs
• ADU contained within existing space of a SF residence
or accessory structure, such as a studio, pool house, or
other similar structure:
o Independent exterior access from the existing
residence.
o Side and rear setbacks sufficient for fire safety.
• Prohibits LEA from requiring new or separate utility
connections, or imposing connection fees.
• LEA to submit a copy of the adopted ordinance to HCD
within 60 days after adoption; HCD’s Housing and
Policy Development Division may review and
comment. 48
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Junior Accessory
Dwelling Units (JADUs)
• GC §65852.22 authorizes LEA to enact an ordinance
for the creation of JADUs in SF residential zones.
• 1 JADU per residential lot with a SF residence
already built on the lot.
• No more than 500 sq. ft. in size and contained
entirely within an existing SF structure; inclusion of
1 existing bedroom.
• Separate entrance from the main entrance to the
structure, with an interior entry to the main living
area. 49
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JADUs
• May include separate sanitation facilities, or may
share sanitation facilities with the existing structure.
• Efficiency kitchen is required:
o Sink with a maximum waste line diameter of
1-1/2 inches.
o Cooking facility with appliances that do not
require electrical service greater than 120V, or
natural or propane gas.
o Food preparation counter and storage cabinets
that are of reasonable size in relation to the size
of the JADU.50
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JADUs
• JADU ordinance shall not require additional parking
as a condition to grant a permit.
• Inspection to determine whether the JADU is in
compliance with applicable building standards.
• JADU not to be considered a separate or new
dwelling unit.
• LEA may adopt an ordinance relating to fire and life
protection within a SF residence that contains a
JADU as long as the ordinance applies uniformly to
all SF residences within the zone.51
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Ultra-Junior
Accessory Dwelling Units
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Emergency HousingGC Chapter 7.8 Shelter Crisis
• §§8698, 8698.1, 8698.2, 8698.3, and 8698.4
• POLITICAL SUBDIVISION – State, city, county,
special district, school district, and public agency.
• Allows the suspension of provisions of any
state/local statute, regulation, or ordinance
prescribing standards of housing, health, or safety.
• Allows political subdivisions, upon a declaration of
shelter crisis, to allow persons unable to obtain
housing to occupy designated public facilities during
the duration of the state of emergency. 53
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Emergency Housing
GC §8698.3 – City of San Jose
• Chapter 691, Statutes of 2016 (AB 2176).
• Effective January 1, 2017, until January 1, 2022.
• Allows the city, in lieu of compliance with
building/housing codes and standards, to adopt by
ordinance local standards for emergency bridge
housing.
• Requires HCD review of draft ordinance to ensure it
addresses minimum health and safety standards.
• Applies to bridge housing for the homeless located
and/or constructed on land owned or leased by the city.
• Provides measures for emergency sleeping cabins. 54
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Emergency Housing
GC §8698.4 – Cities of Berkeley, Emeryville, Los
Angeles, Oakland, and San Diego; County of Santa
Clara; City and County of San Francisco
• Chapter 786, Statutes of 2017 (AB 932).
• Effective January 1, 2018, until January 1, 2021.
• Allows the cities and counties, in lieu of
compliance with building/housing codes and
standards, to adopt by ordinance reasonable local
standards and procedures for homeless shelters.55
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Emergency Housing
GC §8698.4 – Cities of Berkeley, Emeryville,
Los Angeles, Oakland, and San Diego; County of
Santa Clara; City and County of San Francisco
• Requires HCD to review and approve draft ordinance
to ensure it addresses minimum health and safety
standards.
• Applies to homeless shelters constructed on land
owned or leased by the cities and counties.
• Applies to public facilities or homeless shelters
reserved entirely for the homeless.56
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Options for
Emergency Housing
• Let local agencies come up with their own solutions.
o Not working well or fast enough.
• Advise building departments to follow the building
codes as-is.
o Codes do not include all possible types of units
that can be used as emergency housing.
• Evaluate building codes for adequacy when
planning and developing emergency housing .
o Not comprehensive.57
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Standards (Regulations)
for Emergency Housing
• Regular code adoption cycle – 2 options
o Triennial – effective January 1, 2020.
o Intervening – effective July 1, 2021.
• Emergency rulemaking process
oUpon approval by BSC – effective
approximately 1 day after approval.
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Emergency Rulemaking
for Emergency Housing
Appendix N in 2016 CBC
Appendix X in 2016 CRC
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Emergency Standards
• Approved on April 17, 2018; Effective April 18, 2018.
• Remain in effect for 180 days with an expiration date
of October 15, 2018.
• Two 90-day re-adoptions allowed; first re-adoption
approved July 17, 2018.
• Certification process for permanent adoption.
o 45-day public comment period:
July 13 – August 27, 2018.
o 15-day public comment period:
October 8 - October 23, 2018.
o Final Approval – December 4, 2018. 60
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Emergency Standards
• Addresses different types of housing:
o New buildings built under effective building codes.
o Existing buildings – shall not be substandard.
o Sleeping cabins.
o Transportable housing; tents; membrane structures.
• Available for adoption by LEA.
• Provide consistent standards by which LEAs may
develop emergency housing ordinances.
• HCD use for review and approval of draft local
emergency housing ordinances. 61
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Tuff Sheds
Yuba County – 2016
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Fabric Membrane Buildings
(Sprung)
City of San Diego – 2017
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Hope on Alvarado “Cargotecture”
Los Angeles – 2018
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Placer County Fairgrounds
Evacuation Center – 2017
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Grand Hotel (vacant building)
Future homeless shelter
Oakland – 2018
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One-Bedroom MHU
FEMA – 2017
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Bridge Housing Communities
Emergency Sleeping Cabin
Concepts – 2017
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Project Milestone
3-D Printer Houses – Europe
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Tacoma, WA
Stability Site – June 2017
Tents within a large tent and outdoor tent sites.
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Commercial Modulars
City of Berkeley – June 2018
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Declaration of Emergency
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Factory-Built Housing
(FBH)
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FBH
Residential structures or components designed,
constructed, and installed pursuant to Title 24
• Entire SF dwellings
• Entire multifamily dwellings
• Hotels and motels
• Individual dwelling rooms
• Closed system wall, floor, or roof panels
• Plumbing cores (center of building)
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FBH
Residential structures designed, constructed,
and installed pursuant to Title 24
• CRC / CBC
o Chapters 11A or 11B
• California Plumbing Code (CPC)
• California Electrical Code
• California Mechanical Code
• California Green Building Standards
(CALGreen) Code
• California Energy Code 76
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FBH
• HCD generally does not perform plan review
or inspections for FBH projects in-house.
o Design Approval Agency (DAA) – plan review.
o Quality Assurance Agency (QAA) – inspections.
o Local building department – on-site
(modifications/alterations).
• No registration and titling by HCD required;
FBH becomes real property after approval.
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FBH
• FBH is not the same as manufactured housing.
• FBH plans shall indicate where on the plans the
FBH insignia will be installed for field inspection.
• FBH manufacturer required to provide
installation instructions.
• Building permit from the authority having
jurisdiction (AHJ) is required for the installation
of FBH.
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Accessible vs. Accessibility
What does it mean?
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Accessible vs. Accessibility
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ACCESSIBLE
ACCESSIBILITY
A site, building, facility, or portion thereof that is
approachable and usable by persons with disabilities
in compliance with the code.
The combination of various elements in a building,
facility, site, area, or portion thereof which allows
access, circulation and the full use of the building and
facilities by persons with disabilities in compliance with
the code.
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Accessible vs. Accessibility
• What does it mean?
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Accessible vs. Accessibility
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Federal Laws,
Standards and Regulations
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•1961 – ANSI A117.1 (First developed; not federal.)
•1964 – Civil Rights Act; amended in 1968
•1968 – Architectural Barriers Act
•1968 – Fair Housing Act (FHA)
•1973 – Rehabilitation Act
o Section 504 of the Rehabilitation Act
•1984 – Uniform Federal Accessibility Standards (UFAS)
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Federal Laws,
Standards and Regulations
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• 1988 – Fair Housing Amendments Act
o FHA Guidelines
o FHA Design Manual (FHADM)
• 1990 Americans with Disabilities Act (ADA)
o 1991 ADA Standards
o 2010 ADA Standards
• State and local governments do not have direct
authority to enforce federal standards.
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Fair Housing Amendments Act
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• FHA passed in 1968.
• Amended in 1988, adding disability as protected
class.
• Design and construction requirements apply to
new “covered multifamily dwellings” built for first
occupancy after March 13, 1991.
• Applies to both private and public housing.
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FHA Guidelines
and FHADM
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• FHA Guidelines – provides technical
guidance, adopted by HUD in 1991.
• FHADM – published in 1996, revised in
1998. Uses text and illustrations to clarify
the FHA Guidelines.
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HUD and DOJ
Joint Statement
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• Accessibility requirements for covered multifamily
dwellings under the FHA.
• Published on April 30, 2013.
• Provides guidance regarding types of housing and
facilities subject to the design and construction
requirements of FHA.
• Does not focus on the specific technical criteria;
refers to existing technical interpretations, the FHA
Guidelines, and FHADM.
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California
Housing Accessibility
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• Requirements located in California Building Code
(CBC), Chapter 11A.
• FHA Guidelines, FHA Design Manual, and 1986
ANSI A117.1 are model codes for Chapter 11A.
• Chapter 11A more restrictive in many areas.
o Combines existing California requirements with
new federal requirements.
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Multiple Laws,
Standards, and Regulations
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• Multiple laws, standards, and regulations may apply
to the same project.
o Occupancy, ownership, funding, use, etc.
• Example: Apartment building using HUD, HCD, and
private funds; recreational area available for the
residents and for the public.
o Project complies with Chapter 11A, Chapter 11B,
Section 504 (UFAS), and ADA (2010 ADAS).
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Chapter 11A
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• Division I: Application, General Provisions, and
Definitions
• Division II: Exterior Facilities
• Division III: Building Features
• Division IV: Dwelling Unit Features
• Division V: Features Common to Exterior and
Interior of Buildings
• Division VI: Site Impracticality Tests
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Division I
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Application, General Provisions, and Definitions
• 1101A: Application
• 1102A: Building Accessibility
• 1103A: Design and Construction
• 1104A: Covered Multifamily Dwellings
• 1105A: Garages, Carports and Parking Facilities
• 1106A: Site and Building Characteristics
• 1107A: Definitions
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Chapter 11A
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Applies to:
• New covered multifamily dwellings (first
occupancy on or after March 13, 1991).
• New common use areas serving new and
existing covered multifamily dwellings.
• Additions to existing buildings, where the
addition is a covered multifamily dwelling.
• Where a building’s exterior is preserved, but the
interior is removed, including all structural
portions of floors and ceilings.
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Covered Multifamily Dwellings
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Which building is
covered?
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Covered Multifamily Dwellings
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Dwelling units in
buildings with 3 or more
apartments or 4 or more
condominiums.
Dwelling units within a
single structure
separated by firewalls
do not constitute
separate buildings.
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Covered Multifamily Dwellings
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• All dwelling units in buildings with elevator(s).
• Ground floor dwelling units in buildings without
elevators.
• Multistory dwelling units in buildings with
elevators (only primary entry level).
• 10 percent of multistory dwelling units in
buildings without elevators.
• Include dwelling units listed in Section 1102A.
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Covered Multifamily Dwellings
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• Apartment buildings with 3 or more dwelling units.
• Condominiums with 4 or more dwelling units.
• Lodging houses used as a residence with more
than 3, but not more than 5, guest rooms.
• Congregate residences with 3 or more sleeping
units.
• Dwellings with 3 or more efficiency units.
• Shelters for homeless persons with 3 or more
sleeping units.
• Dormitories with 3 or more guest rooms.
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Covered Multifamily Dwellings
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• Timeshare dwellings with 3 or more dwelling units.
• Other Group R occupancies in covered multifamily
dwellings, regulated by the State Fire Marshal.
• Newly constructed covered multifamily dwellings,
which meet the definition of public housing, are
subject to CBC Chapters 11A and 11B.
• Hotels, motels, inns, dormitories, resorts, and similar
lodging facilities, which meet the definition of covered
multifamily dwellings, allowing residential (non-
transient) stay (more than 30 days).
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Chapter 11A – Not Covered
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• Detached single-family dwellings (including ADUs).
• Duplex apartments.
• Duplex and triplex condominiums.
• Carriage units.
• Existing buildings (with exceptions).
• New common use areas serving non-covered
multifamily dwellings.
• Conversion of existing buildings unless the interior
is removed, and a new building is constructed
behind the old facade.
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Multistory Dwelling Units
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Definition
• A dwelling unit with finished living space located on one floor and the floor or floors immediately above or below it.
Note: Dwelling unit with a bathroom only on the first floor and living space on the second floor is not considered multistory.
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Multistory Dwelling Units
100
HUD and DOJ Joint Statement, Question 10
A multistory dwelling unit is one in which there is
finished living space located on one floor and on the
floor/floors immediately above or below it. An area is
considered to have finished living space if it has
interior partitions, wall finishes, electrical, heating and
cooling systems or other building systems installed
and if it complies with local building code requirements
for habitable spaces. Habitable space is a space for
living, sleeping, eating, or cooking, and does not
include bathrooms, toilets, closets, halls, storage or
utility spaces and similar areas.
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Multistory Dwelling Units
101
10 percent of multistory dwelling units in
buildings without elevators
• The primary entry to the dwelling unit on an
accessible route.
• At least 1 powder room/bathroom located on
the primary entry level.
• All rooms or spaces located on the primary
entry level served by an accessible route and
comply with Division IV (dwelling units).
• Accessible common use areas.
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Multistory Dwelling Units
102
Buildings with elevators
• At least 1 powder room/bathroom located on the
primary entry level.
• At least 1 kitchen located on the primary entry level.
• All rooms or spaces located on the primary entry
level served by an accessible route and comply with
Division IV (dwelling units).
• The story of the unit that is served by the elevator is
considered a ground floor.
• All floors accessed by an elevator are ground floors.
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Carriage Units
103
• CBC, Chapter 2: Dwelling unit with living space on
one or more floors immediately above a Group U,
private garage or garages. The footprint of the
garage or garages is used as the footprint for the
remaining floor or floors of the units above and the
garage level contains no habitable space.
o Dwelling units over a common garage shall not
be considered carriage units.
• FHADM describes carriage houses as units in
which the garage footprint is used as footprint for
the remaining floor or floors of the units.
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Existing Buildings
104
• Chapter 11A does not apply to alteration, repair,
rehabilitation, or maintenance of multifamily dwellings
constructed for first occupancy prior to
March 13, 1991.
• Covered multifamily dwellings (constructed after
March 13, 1991) shall be maintained in compliance
with the accessibility standards in effect at the time of
construction.
• Apartments constructed prior to March 13, 1991, shall
be maintained in compliance with the accessibility
standards in effect at the time of construction.
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Ground Floors Above Grade
105
• Where the first floor containing dwelling units is
above grade, all units on that floor shall be served
by an accessible route.
• This floor is considered a ground floor and all
dwelling units are considered covered multifamily
dwelling units.
• Same requirement applies to multistory dwelling
units in buildings without elevators.
• Exception for carriage units.
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Special Provisions
106
Multistory units with internal elevators
• All stories of the unit served by the internal
elevator are considered ground floors.
• Multistory dwelling units designed and
constructed for later installation of internal
elevators are considered dwelling units with
internal elevators.
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Special Provisions
107
Elevators that do not create elevator
buildings
• Elevator connecting a parking area with
dwelling units on a ground floor.
• Elevator creating an accessible route to
ground floor above grade.
• Free standing elevators not connected to
buildings and serving as part of an accessible
route from one site level to another.
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Special Provisions
108
Connected buildings
• When a nonelevator building is connected to a
building with elevator(s) via overhead walks or
bridges, the nonelevator building is considered a
covered multifamily dwelling.
• All overhead walks connecting the buildings and
all dwelling units in these buildings are required to
comply with Chapter 11A.
• Structurally joined buildings are considered a
single building.
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Special Provisions
109
2 ground floor multistory dwelling units with
2 single-story dwelling units above a garage
(See next slide)
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Chapter 11A vs. HUD
110
• 1104A.2 Ground floors above grade. Where the
first floor containing dwelling units in a building is
above grade, all units on that floor shall be served
by an accessible route. This floor will be considered
a ground floor and all dwelling units are considered
covered multifamily dwelling units.
• 1102A.3.1 Multistory apartment or condominium
dwellings in buildings with no elevator. This
section shall apply to multistory dwelling units on
the ground floor of buildings without elevators for
which an application for a construction permit is
submitted on or after July 1, 2005.
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Division II
Exterior Facilities
111
• 1108A: General Requirements for Accessible Parking
and Exterior Routes of Travel
• 1109A: Parking Facilities
• 1110A: Exterior Accessible Routes
• 1111A: Changes in Level on Accessible Routes
• 1112A: Curb Ramps on Accessible Routes
• 1113A: Walks and Sidewalks on Accessible Routes
• 1114A: Exterior Ramps and Landings on Accessible
Routes
• 1115A: Exterior Stairways
• 1116A: Hazards on Accessible Routes
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Parking Facilities
112
• Each parking facility provided for covered multifamily
dwellings and common use facilities shall provide
accessible parking.
o Parking facilities: common use garages, private
garages, carports, parking lots, etc.
o If no parking facility is provided, accessible parking is
not required.
• Private garages are required to comply with 1109A.
o Three exceptions for garages attached to and directly
serving a covered multifamily dwelling.
o Private garages include individual garages and multiple
individual garages grouped together.
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Parking Facilities
113
• Exceptions for private garages attached to and
directly serving single covered multifamily
dwelling units:
o A door leading directly from the covered dwelling
unit, which immediately enters the garage.
o An accessible route from the covered dwelling unit
to an exterior door entering the garage.
o An accessible route from the dwelling unit’s primary
entry door to the vehicular entrance at the garage.
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Parking Facilities
114
• Required number of accessible parking spaces.
o 2% of the number of covered multifamily dwelling units.
o 2% of the assigned parking spaces serving covered
multifamily dwelling units in each type of parking facility.
At least one space of each type of parking facility
shall be made accessible even if the total number
exceeds 2%.
o 5% of the unassigned parking spaces.
o Assigned accessible parking spaces do not require
signage and identification.
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Location of Parking Spaces
115
• On the shortest possible accessible route to an accessible
building or dwelling unit entrance.
• Dispersed and located near accessible building entrances.
• When practical, accessible routes shall not cross lanes for
vehicular traffic. When crossing is necessary, designated and
marked as a crosswalk.
• Parking facilities not serving a particular building shall have
accessible parking spaces located on the shortest possible
accessible route to accessible pedestrian entrances of the
parking facility.
• Persons with disabilities shall not wheel/walk behind parked
cars other than their own (with exception for unreasonable
hardship).
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Design and Construction
116
• 8 feet 2 inches clearance for all entrances, exits and
vehicular passageways to and from required
accessible parking spaces.
o Reflective signs installed at transitions.
• Bumper or curb to prevent encroachment.
• Surface slopes (parking spaces and aisles) not to
exceed 1/4 inch per foot (2.083%).
• One in every eight accessible spaces (not less than
one) shall be van accessible.
o One in six in Chapter 11B.
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Design and Construction
117
• Minimum length: 18 feet
• Minimum width: 14 feet
o 9-foot wide parking area.
o 5-foot wide loading/unloading access aisle.
• Access aisles on either side of the vehicle; extend the
full required length of parking.
• Two 9-foot wide parking spaces may be lined on each
side of a 5-foot wide access aisle.
• Access aisle marked by a blue border.
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Design and Construction
118
• Minimum length: 18 feet
• Minimum width: 14 feet
o 9-foot wide parking area
o 5-foot wide loading/unloading access aisle
• Access aisles on either side of the vehicle; extend the
full required length of parking
• Two 9-foot wide parking spaces may be lined on each
side of a 5-foot wide access aisle
• Access aisle marked by a blue border
___119
___120
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Exterior Accessible Routes
121
• Section 1110A.1 (1) – site arrival points.
o At least one accessible route within the
boundary of the site shall be provided from
public transportation stops, accessible
parking and accessible passenger loading
and unloading zones, and public streets or
sidewalks to the accessible building
entrance they serve. Where more than one
route of travel is provided, all routes shall
be accessible.
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Exterior Accessible Routes
122
• At least one accessible route to connect
accessible buildings, facilities, and spaces.
• Accessible routes between accessible
buildings and accessible site facilities when
more than one building/facility on a site.
• At least one accessible route to connect
accessible building/facility entrances with all
accessible spaces, elements, and covered
multifamily dwelling units.
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Exterior Accessible Routes
123
• An accessible route to connect at least one
accessible entrance of each covered
multifamily dwelling unit with exterior spaces
and facilities that serve the dwelling unit.
• Where elevators are provided for vertical
access, all elevators shall be accessible.
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Exterior Accessible Routes
124
• Special conditions
o Slope of finished grade between covered
multifamily dwellings and site arrival points,
public use or common use facilities
(including parking) exceeds 8.33-percent.
o Physical barriers (natural or artificial) or
legal restrictions outside the control of the
owner.
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Exterior Accessible Routes
125
• Acceptable alternative for accessible route.
o Access by a vehicular route if special
conditions are met.
Accessible parking on an accessible route
for at least 2% of the covered multifamily
dwelling units.
Necessary site provisions such as parking
spaces and curb ramps are provided at the
public use or common use facility.
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90-degrees turn
around obstruction
126
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180-degrees turn
around obstruction
127
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180-degrees turn
around obstruction
128
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Division III
Building Features
129
• 1117A: General Requirements for Accessible Entrances, Exits,
Interior Routes of Travel and Facility Accessibility
• 1118A: Egress and Areas of Refuge
• 1119A: Interior Accessible Routes
• 1121A: Changes in Level on Accessible Routes
• 1122A: Interior Ramps and Landings on Accessible Routes
• 1123A: Interior Stairways
• 1124A: Elevators and Platform (Wheelchair) Lifts
• 1125A: Hazards on Accessible Routes
• 1126A: Doors, Gates and Windows
• 1127A: Common Use Facilities
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Division III
Building Features
130
• 1117A.2 All primary entrances and exterior ground floor exit
doors to buildings/facilities on accessible routes shall be
accessible.
• 1117A.3 When a ground floor dwelling unit has a separate
entrance, this dwelling unit shall be served by an accessible
route (if no terrain or unusual characteristics are present).
• 1117A.4 Only one entrance to covered multifamily buildings
is required to be accessible, except where an individual
dwelling unit has a separate exterior entrance. Where the
building contains clusters of dwelling units with each cluster
sharing a different exterior entrance, more than one
entrance may be required to be accessible.
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Division III
Building Features
131
• 1126A.8 Windows. Where glazed openings
are provided in accessible rooms or spaces for
operation by occupants, at least one opening
shall comply with Section 1138A.4. Each glazed
opening required by the enforcing agency to be
operable shall comply with Section 1138A.4.
NOTE: Windows in dwelling units are not
required to be accessible!
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Division III
Building Features
132
• Mailboxes are not addressed in Chapter 11A.
o FHA Design Manual clarifies mailboxes are
required to be accessible.
o Conflict between HUD and USPS.
o HUD/DOJ interpretation.
• Trash enclosures are not addressed in
Chapter 11A.
o FHA Design Manual clarifies an accessible route
to trash enclosures is required.
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Division IV
Dwelling Unit Features
133
• 1128A: Covered Dwelling Units
• 1129A: Reserved
• 1130A: Accessible Route within Covered Multifamily
Dwelling Units
• 1131A: Changes in Level on Accessible Routes
• 1132A: Doors
• 1133A: Kitchens
• 1134A: Bathing and Toilet Facilities
• 1135A: Laundry Rooms
• 1136A: Electrical Receptacle, Switch and Control
Heights
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Accessible Route
Section 1130A
134
• Accessible route is required through all rooms and
spaces of the dwelling unit.
o Chapter 11A does not allow sunken and raised
areas.
• The accessible route shall pass through the primary
entry door and connect with all additional exterior
doors, clear floor spaces in kitchen and bathrooms.
• Accessible route is not required from the interior of
dwelling units into basements or garages.
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Doors
Section 1132A
135
• Interior doors intended for user passage and
secondary exterior doors.
• Doors not intended for user passage (balconies,
closets, etc.) may also need to provide clearance
and maneuvering space to allow a person in a
wheelchair to maneuver and open the door.
• Swinging doors shall provide a net clear opening
width of not less than 32 inches (no longer 32
inches nominal).
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Level Floor or Landing
136
• Secondary exterior doors onto decks, patios or balcony
surfaces constructed of impervious materials (e.g.,
concrete, brick, flagstone): maximum change in height
from the interior landing of 4 inches.
o Changes in height greater than 1/2 inch: ramp
complying with 1114A or platform constructed to the
level of the floor.
• Secondary exterior doors onto decks, patios or balcony
surfaces constructed of impervious materials (e.g.,
concrete, brick, flagstone): maximum change in height
from the interior landing of 1 inch if 1:8 ramp is
permanently installed.
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Level Floor or Landing
137
• Exterior landings of impervious construction
(e.g., concrete, brick, flagstone) serving primary
entry doors and required exit doors are limited
to 1/2 inch of change in height between floor
surfaces.
• Exterior landings of pervious construction (e.g.,
wood decking with spaces) shall be the same
level as the interior landing, except that
secondary exterior doors may have no more
than 1/2 inch of change in height between floor
surfaces.
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Level Floor or Landing
138
• In buildings containing covered multifamily
dwelling units, the floor or landing
immediately outside the entry may be sloped
up to 1/4 inch per foot in a direction away
from the primary entrance of the dwelling unit
for drainage.
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Doors
Section 1132A
139
1132A.8 Hand-activated door hardware. Hand-
activated door latching, locking and opening hardware
shall be centered between 30 inches (762 mm) and 44
inches (1118 mm) above the floor. Latching and locking
doors that are hand-activated and on an accessible
route shall be operable with a single effort by lever-type
hardware, panic bars, push-pull activating bars or other
hardware designed to provide passage without requiring
the ability to grasp the opening hardware. Locked exit
doors shall operate consistent with Section 1132A.6, in
the direction of egress.
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Doors
Section 1132A
140
• 1132A.8.1 Lever-type hardware. The lever or lever of actuated
latches or locks shall be curved with a return to within 1/2 inch
(12.7 mm) of the door to prevent catching on the clothing of
persons during egress in Group R and U occupancies with an
occupant load greater than 10.
• If an apartment building has 100 apartments, and each
apartment is accessed through a common corridor, the
occupant load for the building exceeds 10; therefore, the
hardware on the corridor side shall comply with 1132A.8.1. The
hardware on the apartment side is exempt as far as the
occupant load for each apartment is 10 or less.
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Kitchens
Section 1133A
141
• Clear floor space
o 30” x 48” for parallel approach at ranges/cooktops.
o 30” x 48” for either parallel or forward approach at
sinks, ovens, dishwashers, refrigerators/freezers,
trash compactors, and other similar fixtures and
appliances.
o 30” x 48” for either parallel or forward approach at
work surfaces.
o Centerline of the clear floor space aligned with the
centerline of the work space, appliance or fixture.
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Kitchens
Section 1133A
142
• Clear width
o Measured between any cabinet, countertop or the
face of any appliance (exclude handles/controls)
that projects into the kitchen and the opposing
cabinet, countertop, appliance or wall.
o 60 inches for U-shaped kitchens with parallel
approach at a range or cooktop located at the
base of the U.
o 48 inches for all other kitchens.
o Chapter 11B allows 40-inch pass-through kitchens.
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Kitchens
Section 1133A
143
• Knee and toe space
o Required for kitchen sinks and work surfaces.
o Removable base cabinets are allowed.
o Shall be clear and unobstructed, or removable
base cabinets shall be provided.
o 30 inches wide minimum, centered on the sink,
countertop or appliance.
o A clear floor space shall not extend into the knee
and toe space more than 19 inches.
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Kitchens
Section 1133A
144
• Countertops
o 30 inches minimum linear length for the kitchen
sinks and work surfaces.
o Sinks and work surfaces may be a 60-inch single
integral unit or be separate components.
o Two 15-inch wide breadboards are allowed in lieu
of the required 30 inches work surface.
State requirement
Assume the breadboards are attached
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Kitchens
Section 1133A
145
• Repositionable Countertops: 5% of covered
multifamily dwelling units.
o Sinks and work surfaces to enable repositioning to
minimum height of 28 inches.
o Removable base cabinets under sinks/work surfaces.
o The sides of adjacent cabinets and the back wall,
constructed of durable, nonabsorbent materials.
o Finished flooring extended to the wall beneath the sink
and work surface.
o Stone, cultured stone and tiled countertops may be
used instead repositioning countertops.
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Kitchens
Section 1133A
146
• Lower shelving and/or drawer space at a height of
no more than 48 inches.
o One upper shelving/drawer within 48 inches OR
lower drawers meet this requirement?
• Kitchen sink faucet controls: Operable with one
hand; no tight grasping, pinching or twisting of the
wrist; force no greater than 5 pounds.
Lever-operated, push-type, and electronically controlled
mechanisms are acceptable. Self-closing valves are
allowed if the faucet remains open for 10 s. min.
• Plumbing protection: at the time of final inspection..
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Bathrooms
Section 1134A
147
• Number of complying bathrooms.
o Option 1: all bathrooms comply with 1134A.
o Option 2: One bathroom complies with 1134A.
o Additional bathrooms when Option 2 is used.
___148
• Option 1 and Option 2.
o Toilet, bathing and shower facilities comply with
Section 1134A.4.
o Bathtubs comply with Section 1134A.5.
o Showers comply with Section 1134A.6.
o Water closets comply with Section 1134A.7.
o Bathrooms provided with an accessible route into
and through the bathroom.
Bathrooms
Section 1134A
___149
• Option 1 and Option 2.
o Reinforced walls for grab bars around the toilet, tub
and shower in compliance with Sections 1134A.5,
1134A.6, and 1134A.7.
o Switches, outlets and controls comply with
Section 1142A.
o Doors, if provided, comply Section 1132A.5.
o 18-inch clear maneuvering space on the swing side
of the door at the strike edge of the door.
Bathrooms
Section 1134A
___150
• Option 1 – all bathrooms
o Lavatories, vanities, mirrors and towel fixtures
comply with Section 1134A.8.
Bathrooms
Section 1134A
___151
• Option 2 – only one bathroom
• When two or more lavatories are provided, at least
one shall comply with Section 1134A.8.
• Where both tub and shower are provided in the
bathroom, at least one shall be accessible.
• When shower stall(s) are provided in the dwelling
units, at least one shower stall shall be accessible.
• Where both tub and shower are provided in the
bathroom, and this is the only shower in the dwelling
unit, the shower shall be accessible.
Bathrooms
Section 1134A
___152
• Option 2 – additional bathrooms
• When Option 2 is used, there is no big difference
between the accessible bathroom and all
additional bathrooms in the dwelling unit.
• Additional bathrooms shall comply with all
requirements in Section 1134A, except clear floor
space for the plumbing fixtures.
• Reinforcement for grab bars, switches, outlets
and controls within reach ranges, doors,
accessible route.
Bathrooms
Section 1134A
___153
• Clear floor space
o 30” x 48”; the long side parallel to the side of the tub.
o Edge of clear floor space flush with control wall
surface.
o Knee and toe space under a 19-inch deep lavatory
located at the control end of the tub may be included
in the clear floor space.
o Cabinets under lavatories and toilets shall not
encroach into the clear floor space.
• Controls: located on the wall at the foot of the tub.
Bathtubs
Section 1134A.5
___154
Reinforcement for grab bars
Bathrooms
Section 1134A
___155
• Shower spray unit – not required
• Controls
o Operable with one hand, not to require tight
grasping, pinching or twisting of the wrist
o Force to activate no greater than 5 pounds.
o Acceptable design: lever operated, push type, and
electronically controlled.
• Enclosures
o Shatter-resistant materials.
o Hinged doors shall open outward.
o Safety glazing.
Bathrooms
Section 1134A
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Showers
Section 1134A.6
156
• Size
o At least 42” wide by 48” deep; 36” min. opening.
Was 42” fixed dimension when adopted.
o At least 60” wide by 30” deep; 60” min. opening.
Water closet may project 12” max. into the
opening if 36” min. clear space is maintained
between the water closet and the shower wall.
o At least 36” deep by 60” wide; opening 36” min.
when a wall is installed on the opening side.
36” fixed dimension in Chapter 11B.
___157
• Clear floor space
o 30” x 48” located outside the shower, flush and
parallel to the control wall.
Better language: flush and parallel to the
opening.
30” x 60” needed for 30” x 60” shower.
36” x 60” shower may not need floor space.
Section 1134A.6 does not address location of
controls. BO may need to take into account
Section 1127A & the CPC.
Showers
Section 1134A.6
___158
• Slope
o 1/2 inch per foot in any direction; slope to a
drain.
• Thresholds
o 2” maximum in height; beveled or sloped angle
not exceeding 1 unit vertical in 2 units
horizontal (26.6 degrees).
o Thresholds 1/2 inch or less may have a beveled
or sloped angle not exceeding 1 unit vertical in
1 unit horizontal (45 degrees from horizontal).
Showers
Section 1134A.6
___159
• Shower controls.
o Operable with one hand.
o 5 pounds maximum force to activate.
o No tight grasping, pinching or twisting of the
wrist.
o Lever operated, push type, and electronically
controlled mechanisms are acceptable.
Showers
Section 1134A.6
___160
• Shower controls.
o Location of controls is not addressed.
o Take into consideration:
Section 1127A.5.3.5: applicable to accessible
showers; may need to comply with it if reasonable
modification is requested.
CPC, Section 408.9: Control valves and showerheads
shall be located on the sidewall or otherwise arranged
so that the showerhead does not discharge directly at
the entrance. This allows the bather to adjust the
valves prior to stepping into the shower spray.
Showers
Section 1134A.6
___161
• Shower enclosures.
o Doors and panels constructed from approved,
shatter-resistant materials.
o Glazing: fully tempered, laminated safety glass or
approved plastic.
o Glass shall have minimum thickness of 1/8 inch
minimum when fully tempered, or 1/4 inch
minimum when laminated.
o Plastics used in doors and panels shall be of a
shatter-resistant type.
Showers
Section 1134A.6
___162
• Shower enclosures.
o Doors and panels, when installed, shall not reduce
size and/or openings of shower enclosures.
o Hinged shower doors shall open outward.
o Although not specifically stated in Section 1134A,
shower doors shall comply with Section 1132A.
o Interior doors intended for user passage are
required to comply with 1132A.
o Shower doors are intended for user passage.
Showers
Section 1134A.6
___163
Showers
Section 1134A.6
___164
Showers
Section 1134A.6
___165
Showers
Section 1134A.6
___166
Grab bar reinforcement for adaptable showers
Showers
Section 1134A.6
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Water Closets (WC)
Section 1134A.7
167
• Floor space.
o 48 inches min. clear width, extending past the front
edge of the WC at least 36 inches.
o 36 inches width is allowed for lavatories, cabinets,
wing walls, or privacy walls no more than 24 inches
deep located adjacent to the water closet.
___168
• Location.
o Centerline of WC 17 to 18 inches from a grab bar
wall or partition.
o WC located in a manner that permits a grab bar to
be installed on at least one side of the WC.
o WC adjacent to non-grab bar walls, vanities,
lavatories, or bathtubs: the centerline of WC 18
inches min. from the obstacle.
Water Closets (WC)
Section 1134A.7
___169
• Reinforcement.
o WC not adjacent to a grab bar wall: floor-mounted,
foldaway, or similar alternative grab bars.
o WC adjacent to a grab bar side wall: reinforcement
on both sides or one side and the back.
o Back reinforcement:
Between 32 and 38 inches above the floor.
6 inches min. nominal in height.
40 inches min. in length.
Water Closets (WC)
Section 1134A.7
___170
• Reinforcement.
o Side wall reinforcement:
Between 32 and 38 inches above the floor.
12 inches max. from the rear wall.
Extend 26 inches min. in front of WC.
6 inches min. nominal in height.
Water Closets (WC)
Section 1134A.7
___171
• Seat height.
o 15 inches min. above the floor.
o No requirements for maximum height.
• Controls.
o Mounted 44 inches max. above the floor.
o 5 pounds max. force required to activate controls.
Water Closets (WC)
Section 1134A.7
___
Lavatories
Section 1134A.8
172
• Location.
o Centerline of fixture 18 inches min. from adjoining wall or fixture to allow for forward approach.
o Centerline of fixture 24 inches min. from adjoining wall or fixture when parallel approach is provided.
o Top of fixture rim 34 inches max. above finished floor.
• Floor space.
o 30 x 48 inches centered on the lavatory.
___173
Lavatories
Section 1134A.8• Cabinets.
o Cabinets under lavatories are acceptable if parallel
approach is provided, and cabinets are designed
with adaptable knee and toe space.
o Centerline of fixture 24 inches min. from adjoining
wall or fixture when parallel approach is provided.
o Top of fixture rim 34 inches max. above finished
floor.
• Plumbing protection.
o Required for water supply and drain pipes.
___174
• Knee and toe space – required!
o Clear and unobstructed; OR
o Cabinets shall be removable without the use of specialized knowledge or tools; OR
o Doors shall be removable or openable to provide the required unobstructed knee and toe space.
o Knee and toe space centered on the fixture and comply with Section 1138A.2.
o The 30 x 48 clear floor space not to extend into the knee and toe space more than 19 inches.
Lavatories
Section 1134A.8
___175
Knee and toe space
Lavatories
Section 1134A.8
___176
• Faucet controls.
o Operable with one hand.
o No tight grasping, pinching or twisting of the wrist.
o 5 pounds max. force to activate controls.
o Lever operated, push-type, and electronically
controlled mechanisms are acceptable.
o Self-closing valves are allowed if faucets remain
open for at least 10 seconds.
Lavatories
Section 1134A.8
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Laundry Rooms
Section 1135A.1
177
• Washers and dryers.
o One of each type is required only if provided in
covered multifamily dwelling units.
o Where front-loading washers are not provided,
management to provide assistive devices on
request of the occupant.
___
Electrical Receptacle,
Switch & Control Heights
Section 1136A
178
• Receptacles: Branch circuits of 30 amp or less and
communication system receptacles.
• Controls or switches: Intended to be used by the
occupant to control lighting and receptacle outlets,
appliances, alarms or cooling, heating and ventilating
equipment.
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• Height requirements.
o 48 inches max. from the top of the outlet box.
o 15 inches min. from the bottom of the outlet box.
o If reach is over obstruction (kitchen cabinets),
Section 1138A.3 (Reach ranges) would apply.
o Obstructions not to extend 25 inches from the wall.
o This is not the reach depth.
o Chapter 11A does not allow tolerances.
Electrical Receptacle,
Switch & Control Heights
Section 1136A
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• Receptacles, switches and controls that do not satisfy
these specifications are acceptable provided that
comparable receptacles, switches, and controls that
perform the same functions are provided within the
same area and are accessible.
• Example: If the California Electrical Code requires
10 receptacles for a kitchen countertops, and 3
are not accessible, additional 3 receptacles may
be provided (13 total).
Electrical Receptacle,
Switch & Control Heights
Section 1136A
___181
• Exceptions.oReceptacles part of baseboard heaters.
oRequired receptacles are permitted in floors when adjacent to sliding panels or walls.
o Baseboard electrical outlets used in relocatable partitions, window walls or other electrical convenience floor outlets.
o Kitchen stoves, dishwashers, range hoods, microwave ovens and similar appliances with have controls located on the appliance.
Electrical Receptacle,
Switch & Control Heights
Section 1136A
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Division V
Features Common to Exterior
and Interior of Buildings
182
• 1137A: Other Features and Facilities
• 1138A: Space Allowances and Reach Ranges
• 1139A: Accessible Drinking Fountains
• 1140A: Accessible Telephones
• 1141A: Accessible Swimming Pools
• 1142A: Electrical Receptacle, Switch and Control
Heights
• 1143A: Signage
___
Other Features and Facilities
Section 1137A
183
• Division V applies to features and facilities of
common use areas on accessible floors or
sites.
• Division V is not applicable to dwelling units,
unless otherwise specified.
___
Division VI
Site Impracticality Tests
184
• 1150A: Site Impracticality Tests
• Test No. 1: Individual Building Test
• Test No. 2: Site Analysis Test
• Test No. 3: Unusual Characteristics Test
___185
• Covered multifamily dwellings in buildings without
elevators, located on sites with difficult terrain
conditions or unusual characteristics, may employ the
site impracticality tests.
• Section 1150A does not apply to multistory dwelling
units in nonelevator buildings. (Except as provided in
Section 1102A.3.1)
Division VI
Site Impracticality Tests
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Mobilehome Parks
186
• Unless used by the general public, a recreation
building in a mobilehome park is not a public
accommodation, and is not required to comply
with accessibility standards.
(Opinion #81-1104, January 26, 1982 by Attorney
General George Deukmejian)
___
Mobilehome Parks
187
Accessible or not…
___
Mobilehome Parks
188
• Chapter 11A – does not apply.
• Chapter 11B - public use areas, public
accommodations.
• Examples – new and existing office
buildings; recreational facilities open to
the public (swimming pools); parking for
public use; toilets open to the public…
• Model homes – not required to be
accessible with some exceptions.
___
Mobilehome Parks
Model Homes
189
• Model homes, in general, are not places of
public accommodation
o Sales offices located in model homes
shall be accessible
• DOJ recommends a minimal level of access
to model homes for potential homebuyers
with disabilities
o An accessible route to the primary level of
one of several model homes
___
All-Gender Toilets
190
• Assembly Bill 1732 (Ting, Chapter 818, Statutes of
2016), signed into law on September 29, 2016.
Effective March 1, 2017
• HSC Section 118600: Requires single-user toilet
facilities in any business establishment, place of
public accommodation, or state or local government
agency to be identified as all-gender toilet facilities
by signage that complies with the CBC, and
designated for use by no more than one occupant
at a time or for family or assisted use.
___191
• An inspector, building official, or other local official
responsible for code enforcement may inspect for
compliance during any inspection
• “Single-user toilet facility” - a toilet facility with no
more than one WC and one urinal with a locking
mechanism controlled by the user
• DSA Informational Bulletin – can be used as an aid
in complying with this new state law
• www.documents.dgs.ca.gov/dsa/bulletins/BU_17-
01.pdf
All-Gender Toilets
___
Questions
192
Stoyan Bumbalov
(916) 204-6528
(530) 566-4793
___
Contact Information
193
California Department of Housing
and Community Development
Division of Codes and Standards
1 (800) 952-8356www.hcd.ca.gov
Option 1:
Option 2:
Option 3:
Option 4:
Option 5:
Registration and Titling
Permits and Inspections (both Area Offices)
Mobilehome Parks and Special Occupancy Parks
Dealers’ or Salespersons’ Licensing
State Housing Law, Factory-Built Housing, Manufactured Housing, and Employee Housing
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