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Posts from the ‘ArchNews’ Category

Detectable Warnings: Codes

Kerwin Lee, AIA

Under the current 2016 California Building Code (CBC), the requirements for detectable warnings continue to be present. This is in light of the 2010 Standards for the Americans with Disabilities Act (ADA) having suspended the requirements and proposed guidelines for “public right-of-ways,” which limits the use of warnings. The state, with support from the disabled community, feels it is something that should continue. The need for this element continues to be debated. But that’s not what this article is about.

The ADA may bring back this requirement under the regulations for public right-of ways, which has written proposed guidelines, issued back in 2011.  There was a public comments period that finalized in 2017.  For the proposed guidelines to become effective, the Department of Justice (DOJ) and Department of Transportation (DOT) need to formally adopt document. This has not happened yet.

Section 11B-705.1.2 Locations: The 2016 CBC requires detectable warnings at platform edges, curb ramps, islands or cut-through medians, bus stops, hazardous vehicular areas, reflecting pools and track crossings. Section 11B-705.1.2.5 states the following:

Hazardous Vehicular Area:  detectable warnings at hazardous vehicular areas shall be 36 inches in width.” 

The problem with this is there is no definition of what a “hazardous vehicular area” is. Is it a crosswalk on the street, a walkway entering a parking lot, or a driveway curb cut across a sidewalk?

UCSB campus where a bike path and cross walk intersect. Bicycles have the right-of-way on the campus.

We still have the criteria of contrast between the detectable warnings and adjacent surface, Section 11B-705.1.1.3. The formula for determining contrast is in the code.  The code and federal standard requires a minimum 70% difference.  That is a 4:1 reflectance difference.  The requirement for the use of “yellow” has been removed from the code.

Take note of the exception in Section 11B-705.1.1.3 under “contrast:”

“Exception: where the detectable warning surface does not provide a 70 percent minimum contrast with adjacent walking surfaces, a 1 inch wide minimum visually contrasting surface shall separate the detectable warning from adjacent walking surface. The visually contrasting surface shall contrast with both the detectable warning and adjacent walking surface either light-on dark, or dark-on-light.”

If the code language is so vague and ambiguous how does one comply?

My recommendation: the only way to comply without much question is to install detectable warnings everywhere and make them yellow. Functionally and design-wise, that is not the only way to comply. These requirements are meant to assist persons with low-vision, not just the blind.  I do believe that the concept and application of “contrast” allows some flexibility. The contrast issue becomes a problem where designers try and make the truncated domes disappear instead of being very visible to demarcate a boundary for visually impaired persons. Use common sense and good design to comply with the intent of the code.

Firm Profile: Howard McNenny, AIA

I began my practice in 2009, with a focus on residential design, including remodels and second story additions. I drew upon experience I gained as an architect in corporate practice and as a developer of properties I personally owned. Many of my projects are in Albany, where my office is located, but I also work in many of the surrounding areas of the East Bay. A typical project might be a small 1920s or 1930s home in which the owners wish to add a new master suite and a family room, and improved access to the backyard. Many are growing families who love their neighborhood and the community, but just need more space. I also have done a number of kitchen remodels, and lately have seen a demand for accessory dwellings units.

Ayala Kitchen, Contractor/Developer: RWW Properties

As a sole proprietorship,  I enjoy giving personal service to these families. I help navigate the regulatory maze of the community where the project is located, and design something that makes economic sense and will give my clients years of enjoyment.  Given today’s real estate economy, I emphasize return on investment, realizing that it is always best to consider the re-sale value of any improvement in the overall economic equation.  My design philosophy is heavy on contextualism  and respect for the character of the existing house and neighborhood, while always willing to consider the preferences of my clients.

I do all my work on the Vectorworks 3-D drafting program, which I have found to be a very powerful tool for visualizing the volumes of the project during the conceptual design phase, and also as a basis for creating the technical drawings. While I have occasionally employed drafting assistance, I have found that I have the most control and actually derive the most satisfaction from doing an entire job from A to Z.  This idea extends to a preference to also do my own structural design—as long as the project is not overly complex.  (I do employ a consultant for the energy analysis, however.)

In private life, my wife Dianne and I enjoy travel, involvement in Albany civic life and spending as much time as possible with our two daughters and three grand-daughters, all of whom live in Southern California.

El Cerrito Project: Proposed addition to El Cerrito home, construction beginning fall 2018.

Albany Kitchen, Contractor: David Collins Builder

Boris Rapoport: Allied Member Profile

Boris Rapoport, Allied Member

Over the years I have enjoyed helping many architecture firms with their technology problems. I have gained valuable insights into the business and technology challenges of the design and build community.

I wanted to share this experience and expertise with many more architects, to help accelerate your business while utilizing technology to its fullest potential.

That’s how ArchIT was born in my mind. Now it’s out in the world! The vision for building this company is based on my core values of honesty, transparency, integrity and authenticity.

I want to have mutual trust and respect between our clients and us, and value that trust and respect above all else. I treat all my personal and business relationships the same way – I treasure every one of them.How Does ArchIT help?

In today’s world, to be successful and to get a leg up on the competition, your business needs to consider itself a technology company first. The mindset for this would follow the formula of: “We are a technology company that…”

For example, “we are a technology company that works on mechanical engineering projects” or “we are a technology company that helps design and build office spaces.”

The businesses that adopt this mindset will excel in the future, as technology helps you become more agile, efficient and effective at everything you do. However, this becomes another headache for business owners and partners. Although we are now exposed to technology every day in our homes, it can be overwhelming to think about it in our business lives as well, especially when the stakes in business settings are much higher.

The goal of ArchIT MSP 3.0 service is to help business owners of architecture firms is to stop worrying about technology-related issues and focus more on your business and clients. And spend more time doing what you love to do most – help improve our communities with every project.

At a fraction of the cost of hiring internal technology talent, we become your fully staffed IT department. You will get every IT department position, from desktop support to systems administrator, to CIO. Your organization will need these roles at various times, and you will get them on demand, and for one nominal monthly fee.

Also, you will get free access to a standard set of tools and services that are required to run technology operations successfully and keep your business and your data protected, safe and secure.

Eunice Street Remodel: Project Profile

Real Estate Agents Matt Vance and Peter Ashbaugh discovered a rare mid-century modern home in North Berkeley and recognized its potential.  The house had been designed by architect Elwood Hanson and offered a well-organized floor plan with vaulted views from the living room. Matt and Peter hoped to re-invigorate the minimally touched house and reached out to Eisenmann Architecture.

The original 1964 kitchen was centrally located but enclosed by four windowless interior walls.  A single skylight provided the only natural light in the landlocked space. Furthermore, a bulky elevator had been added separating the living and dining rooms.  The priority was to better integrate the public spaces while honoring the intent of the original architect.

Removing the wall between the kitchen and dining room proved difficult because the slender 2×6 roof sandwich could not accommodate a vertical upturned beam.  This was resolved by installing a sideways LVL, creating a seamless ceiling between the kitchen and dining Room.  By eliminating the elevator it was possible to see from one end of the house to the other.  Glass accordion doors to the back yard and a large kitchen skylight further improved the quality of light.

Matt and Peter were willing to be bold with black painted cabinets, white-oak accents, and quartz countertops, all selected for dramatic contrast.  Eisenmann Architecture also developed design solutions to mitigate existing structural oddities.  The dining room dry-bar conceals the bulkhead of the Basement Stairs, and a floating shelf named the “Infinity Loop” provides playful storage that engages with a wall jaunt.

In the bathrooms, skylights were added to improve daylight and wall-hung fixtures were chosen to maximize space perception.  The master bathroom has the mirror integrated with hexagonal tile and wrapping the corner to visually enlarge the space.  Floating walnut shelves overlap the mirror for storage and interest.

Project article :  EUNICE STREET REMODEL
Architect: EISENMANN ARCHITECTURE
Photographer: MARK COMPTON
General contractor : CHRIS D’ANDREA of GREENFIELD BUILDING & REMODELLING
Consultants: VERDANT STRUCTURAL ENGINEERS

Member Profile: Margaret Parker Salop, AIA

Margaret Parker Salop is accustomed to adapting to new environments while staying true to her passion. She grew up in a military family, living in cities and on bases all over the United States. She received a Bachelor of Arts from Stanford University in Urban Studies, focusing on Architecture and Urban Design, and a Master of Architecture from University of Washington, where she studied historic preservation. Her early historic building projects in Seattle were all collaborations with non-profit housing and service providers; Margaret soon realized that her love was less with the historic buildings, and more with the non-profit mission.

Back in the Bay Area, Margaret began at HKIT Architects in 1997, for the opportunity to work on affordable family and senior housing, particularly mixed-use urban projects with supportive services. In 2006, her career evolved into a consulting role for two architectural firms, working with firm leadership on marketing, public relations, and business development. In 2010, Margaret switched over to the client side, serving as an Owner’s Rep for independent schools, particularly at Escuela Bilingüe Internacional in Oakland and Emeryville. Assisting these institutions to meet their institutional goals through the development of new campus facilities was a new way to put her design experience into practice.

Margaret recently returned to where she began her career: at HKIT Architects, managing the planning and design of affordable housing for a variety of non-profit developers. Recent projects include two multi-family communities in Walnut Creek, both built on challenging sites adjacent to the freeway and near to BART; these will provide much needed housing for under-served low-income families. Other current work includes design of an affordable family housing project in San Francisco and a 51-unit apartment building for low-income seniors in West Oakland.

Margaret’s primary interests are in the business of architecture, and how firms can thrive in the work of designing sustainable, beautiful, community-serving buildings, particularly for schools, low-income families, and our elders.

When she’s not at work, Margaret serves on the Board of Directors of Shotgun Players, a Berkeley theater company, where she contributes to the business side of making great art. She lives in Oakland with her high-school twins, husband, and incorrigible dog.

Design Awards Pre-Submittal Conference Call

Tuesday, October 2, 2018
10am
Open to all Design Awards registrants.

Position your Design Awards entry to win! Participate in this pre-submittal conference call led by Henry Siegel, FAIA of Siegel & Strain Architects. He’ll explain how to make the most of the sustainability portion of your Design Awards entry and answer any questions.

Dial-in number: (605) 472-5385
Access code: 791889

Toeing the Line: Codes

Erick Mikiten, AIA, LEED-AP

It happened again. I recently got an email in which the sender wrote “tow the line.” Then, minutes later, someone asked me why the code has maximum toe clearance dimensions. Let’s clear up both toe problems once and for all.

First and more importantly (bad grammar is so irksome), it’s “toe the line.” Don’t confuse it with nautical tow lines…it’s about feet. The phrase originated with soldiers lining up in the military or runners in track and field events, where officials would call out “toe the line!” to get the runners ready. Either way, it’s the digits of the feet lined up in a row like this:

Although I’m glad to talk about this little phraseological pet peeve of mine, not many people ask me about it, but many DO ask me about the other toe line: the area under a sink or other element that provides space for a wheelchair rider’s toes and foot rests. Here’s the diagram from the Americans with Disabilities Act (ADA) and California Building Code (CBC):

And what confuses many people is that the toe clearance is 6” max. People ask, “why not give more space for people’s toes?” That’s fine, I say. Toes deserve all the space we can give them. But despite Figure 11B-306.2 (above) looking like a counter or implying a lavatory, the code is referring here to maneuvering space. It’s telling you the depth of toe-level space you can include in the 60-inch “circular space” as defined in 11B-304.3.1. (By the way, this is what most people just call turning space…or very inaccurately call “the 60 inch turning radius.” Another pet peeve of mine…that would be a 120 inch diameter!)

Here’s a diagram that’s more helpful for thinking about the turning space. Imagine this pile of forms sliding in and out of a restroom, kitchen, work areas, etc. That’s where the 9 inch maximum toe space depth (and the corresponding 27” maximum knee space depth) should be applied.

This is how the code describes this in 11B-306.2.4 (but since there are no accompanying figures, it’s usually overlooked): “Space extending greater than 6 inches (152 mm) beyond the available knee clearance at 9 inches (229 mm) above the finish floor or ground shall not be considered toe clearance.”

Bonus Tip: A lavatory is not a sink.

A related confusion is that the CBC differs from the ADA in sinks. We have these two definitions (Chapter 2) in California:

LAVATORY. A fixed bowl or basin with running water and drainpipe, as in a toilet or bathing facility, for washing or bathing purposes. (As differentiated from the definition of “Sink”.)

SINK. A fixed bowl or basin with running water and drainpipe, as in a kitchen or laundry, for washing dishes, clothing, etc. (As differentiated from the definition of “Lavatory”.)

So whereas kitchen sinks and work counters need to have the clearances shown above, a bathroom lavatory in California needs a thinner front edge, to allow for more ability to get in nice and close. To remember this, picture someone in a wheelchair washing their face in the bathroom – they need to get in closer than when they’re reaching out and washing dishes in a kitchen sink.

Here’s the figure showing the lavatory requirement in 11B-306.3:The requirement is for 29 inches clear at the front of the lavatory. Since the maximum top-of-lavatory dimension is 34 inches, this results in a sink that’s at most five inches high at the front. This is a very difficult requirement to meet with a wall-hung sink; probably 95% of the ones on the market that say they are “ADA Compliant” have a front edge that’s over five inches tall. So beware those little wheelchair symbols on cut sheets! They often don’t work in the Golden State!

Duravit, Wet Style, and Barclay have California-complying sinks, and with great contemporary designs to boot (including some by Philippe Starck), and many have drains in the very rear, which is a plus for added knee space:

It’s tempting to just do a countertop with a shallow bowl in it to meet the depth requirement. Resist this, because the countertop inevitably winds up splashed and perennially wet. Not only does this look messy, but it’s a nightmare for the sleeves of people using wheelchairs, shorter people and kids. But if you must, set your countertop below 34 inches so that if the undermount sinks you specified winds up being value engineered out during construction and replaced with self-rimming ones, you don’t wind up out of compliance…the required 34” maximum measurement is to the sink rim, not the countertop.

As I always say, we should take any opportunity to provide MORE space than the code minimums require. If you can provide more knee space, then someone in an electric wheelchair with a joystick out front, or someone in a high-seated scooter who pulls up sideways and needs more knee space when they turn their seat 90 degrees is going to thank you. Who knows – that might just be you or a family member one day. So let’s make better, more flexible architecture…and not just toe the line.

Randy Agno: Allied Member Profile

Randy Agno, Allied Member

If you are an architect, designer, engineer, specification writer, general contractor, or window and door installer, I speak your language.

I have a Bachelor’s Degree in Architectural Engineering and a MBA.

As a long-time architectural consultant in the building industry, I have worked for many strong companies: Andersen Windows, Kelly-Moore Paint Company, Masco Corp (Behr Paint). I have also worked for DuPont as a building science specialist.

I am a published author and have written many industry white papers, articles, as well as two books.

Additionally, I am a licensed contractor in California and have been established since 2003. I was even fortunate enough to work as a contractor for ABC Network’s “Extreme Makeover Home Edition” on the Cadigan-Scott Family Residence in Livermore.

I can’t wait to get to know you and your business and I am excited to find out how I, and All Weather, can help contribute to your ongoing success!

About All Weather:

For almost 50 years All Weather has hand-crafted exceptional custom aluminum windows and doors. Utilizing the highest quality materials and applying the superior workmanship of true artisans, we have breathed life into thousands of building projects all along the west coast and beyond.

Over the decades, All Weather’s ability to provide creative solutions to challenging projects has been the company’s cornerstone and is what continues to set All Weather apart from our competitors. In fact, that is our primary purpose: to offer custom products for our clientele, not to compete with mass quantity producers.

We believe in service beyond expectation and achieve this by listening to you. We want you to understand that whether this is your first project with us, or your hundredth, our pledge remains the same: we are here to support you by providing expert product knowledge, a world-class customer service experience and on-time delivery of the best aluminum windows and doors on the planet.

Now under third generation family ownership, our desire to foster deep and meaningful relationships in order to drive All Weather’s growth and prosperity remains unwavering. We value you, your business and the opportunity to make each of your projects more amazing with our stunning windows and doors.

 

Welcome to All Weather.

Member News – September 2018

Member Firms Featured

ODS Architecture was featured on the cover of RD – Residential Design magazine.  Click here to read the issue: residentialdesignmagazine.com/rd-digital-edition/

Member Promotions

Robert Williamson, AIA has accepted a new role at HOK as Principal, Western Regional Leader of Science and Tech.

New Member Firm Location

Design Draw Build has moved into a new office at 2866 Webster Street, Oakland. You’re invited to celebrate the office opening with live music and food/drinks with friends, clients and co-workers on Friday, October 5 at 5:30pm. RSVP to info@designdrawbuild.com.

Mariani Lodge, Rebuilding in Yolo County: Project Profile

The Mariani’s Napa County home was one of thousands destroyed in the early morning hours of Oct 9, 2017, as the Atlas Fire consumed +50,000 acres. Once the fires were contained, they looked at the charred remains of their family home and decided to rebuild on a farm they owned in Yolo County in order to be closer to family.

They worked with Brendan Kelly, Amie MacPhee, and Kerry Morgan of Cultivate Studio, an Architecture and Landscape practice with offices in San Francisco and Green Valley, to come up with a site plan and the first structures. Together, they transformed this site bordering Putah Creek into a welcoming and functional place for multiple generations. The Lodge structure is meant to recall the simple agricultural form of a barn that allows for large scale entertainment while providing a lot of shade and cross ventilation during hot summer days. The roof is standing seam metal, the siding is board and batten, and the floors are bluestone.

In rethinking their lives after such a devastating loss, the Mariani’s went back to “first principles” instead of just trying to rebuild a home that was meant for an earlier time in their lives. Since they now are able to spend more time traveling the most important part of rebuilding was to provide a place in which to to return that could fit their large family and recall their long tradition of living in and around working agricultural landscapes. With bedrooms and other private spaces being handled elsewhere on the property, this building is already hosting bbqs and relaxing pool parties. Scheduled to be complete in late September, it’s already starting to feel like home.

Construction started in February with Tim Senior General Contractors and Mozzafari Engineering handling the Structural design. Cultivate LLC performed all the site planning, architecture, and landscape duties.

Mariani Lodge – South Elevation (Brendan Kelly, AIA)