301 N Broadway - Shell & Core - Plan

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A. SITE DEVELOPMENT & ACCESSIBLE ROUTE OF TRAVEL 1. Accessible Route of Travel is defined as “a continuous unobstructed path connecting all accessible elements and spaces in an accessible building or facility that can be negotiated by a person with a disability using a wheelchair and that is also safe for and usable by persons with other disabilities, and that is consistent with the definition of “Path of travel”. 2. Site development and grading shall be designed to provide access to all entrances and exterior ground floor exits, and access to normal paths of travel, and where necessary to provide access, shall incorporate pedestrian ramps, curb ramps, etc. 3. At least one accessible route within the boundary of the site shall be provided from public transportation stops, accessible parking and accessible passenger loading zones and public streets or sidewalks to the accessible building entrance they serve. The accessible route shall, to the maximum extent feasible, coincide with the route for the general public. 4. The accessible route of travel shall be the most practical direct route between accessible building entrances, accessible site facilities, and the accessible entrance to the site. If access is provided for pedestrians from a pedestrian tunnel or elevated walkway, entrances to the building from each tunnel or walkway must be accessible. 5. When more than one building or facility is located on a site, accessible routes of travel shall be provided between buildings and accessible site facilities, accessible elements, and accessible spaces that are on the same site. 6. When a building or portion of a building is required to be accessible or adaptable, an accessible route of travel shall be provided to all portions of the building, to accessible building entrances, and between the building and the public way. All walks, halls, corridors, aisles, skywalks, tunnels and other spaces that are part of an accessible route shall comply with the applicable provisions of the code. 7. Except within an individual dwelling unit, an accessible route of travel shall not pass through kitchens, storage rooms, restrooms, closets or other spaces used for similar purposes. 8. At least one accessible route shall connect the following: a) Accessible buildings, facilities, elements, and spaces that are on the same site. b) Accessible building or facility entrances with all accessible spaces and elements and with all accessible dwelling units within the building or facility. c) The accessible route shall, to the maximum extent feasible coincide with the route for the general public. d) Accessible entrance of each accessible dwelling unit with those exterior and interior spaces and facilities that serve the accessible dwelling unit. 9. Where more than one route of travel is provided, all routes shall be accessible. Unless otherwise indicated, the minimum clear width of an accessible route shall not be less than 36 inches B. ACCESSIBLE PARKING Note: when provided, vehicle charging stations and spaces shall be made accessible. 1. Each lot or parking structure where parking is provided for the public as clients, guests, or employees, shall provide accessible parking 2. Provide disabled parking spaces as required by Table 11B-6 for parking lot/structure. Total # of parking spaces provided Minimum # of accessible spaces required 1-25 1 26-50 2 51-75 3 76-100 4 101-150 5 151-200 6 201-300 7 301-400 8 401- 500 9 501-1000 2% of total 1001 & over 20 plus one for each 100 or fraction thereof over 1,001 3. Accessible parking spaces serving a particular building shall be located on the shortest accessible route of travel from adjacent parking to an accessible entrance (as near as practical to an accessible entrance). 4. In parking facilities that do not serve a particular building, accessible parking shall be located on the shortest accessible route of travel to an accessible pedestrian entrance of the parking facility. 5. In buildings with multiple accessible entrances with adjacent parking, accessible parking spaces shall be dispersed and located closest to the accessible entrances. 6. Where single accessible parking spaces are provided, they shall be 14 feet wide and lined to provide a 9-foot parking area and a 5-foot loading and unloading access aisle on the passenger side of the vehicle. The words “NO PARKING” shall be painted on the ground within each 5-foot loading and unloading access aisle. This notice shall be painted in white letters not less than 12 inches high and located so that it is visible to traffic enforcement officials. 7. When more than one accessible parking space is provided in lieu of providing a 14-foot-wide space for each parking space, two spaces can be provided within a 23-foot-wide area lined to provide a 9-foot parking area on each side of a 5-foot loading and unloading access aisle in the center. The words “NO PARKING” shall be painted on the ground within each 5-foot loading and unloading access aisle. This notice shall be painted in white letters not less than 12 inches high and located so that it is visible to traffic enforcement officials. 8. One in every eight accessible spaces, but not less than one, shall be served by an access aisle 96 inches wide minimum placed on the side opposite the driver’s side when the vehicle is going forward into the parking space and shall be designated "van accessible". All such spaces may be grouped on one level of a parking structure. 9. The minimum length of an accessible parking space shall be 18 feet. 10.Accessible parking spaces shall be located so persons with disabilities are not compelled to wheel or walk behind parking spaces other than their own accessible parking spaces. 11.Ramps shall not encroach into any accessible parking space or the adjacent access aisle. 12.Surface slopes of accessible parking spaces and access aisles shall be the minimum possible and shall not exceed one unit vertical in 50 units horizontal (2 percent slope) in any direction. 13.In each parking area, a bumper or curb shall be provided if required to prevent encroachment of cars over the required width of walkways. 14.Pedestrian ways which are accessible to people with disabilities shall be provided from each such parking space to related facilities, including curb cuts or ramps as needed. 15.Provide minimum vertical clearance of 8 feet 2 inches at accessible parking spaces and along at least one vehicle access route to such spaces from site entrances and exits. 16.Each parking space reserved for persons with disabilities shall be identified by a reflectorized sign permanently posted immediately adjacent to and visible from each stall or space, consisting of the International Symbol of Accessibility in white on a dark blue background. The sign shall not be smaller than 70 square inches in area and, when in a path of travel, shall be posted at a minimum height of 80 inches from the bottom of the sign to the parking space finished grade. Signs to identify accessible parking spaces may be centered on a wall at the interior end of the parking space. 17.An additional sign or additional language below the symbol of accessibility shall state “Minim um Fine $250.” 18.Van accessible parking spaces shall have an additional sign or additional language stating "Van Accessible" below the symbol of accessibility. 19.An additional sign shall also be posted in a conspicuous place at each entrance to off-street parking facilities, or immediately adjacent to and visible from each accessible stall or space. The sign shall be not less than 17 inches by 22 inches in size with 1 inch high minimum lettering, which clearly and conspicuously states the following: "Unauthorized vehicles parked in designated accessible spaces not displaying distinguishing placards or special license plates issued for persons with disabilities will be towed away at the owner’s expense. Towed vehicles may be reclaimed at or by telephoning_ " (Blank spaces are to be filled in with appropriate information as a permanent part of the sign.) 20.The surface of each accessible parking space or stall shall have a surface identification duplicating either of the following schemes: a) By outlining or painting the stall or space in blue and outlining on the ground in the stall or space in white or suitable contrasting color a profile view depicting a wheelchair with occupant; OR b) By outlining a profile view of a wheelchair with occupant in white on blue background. The profile view shall be located so that it is visible to a traffic enforcement officer when a vehicle is properly parked in the space and shall be 36 inches high by 36 inches wide. 21.When direct access is provided for pedestrians from a parking garage to a building, each direct entrance from the garage to the building must be accessible. C. PASSENGER DROP-OFF & LOADING ZONES 1. When provided, passenger drop-off and loading zones shall be located on an accessible route of travel. 2. Where provided, one passenger drop-off and loading zone shall provide an access aisle at least 60 inches wide and 20 feet long adjacent and parallel to the vehicle pull-up space. Vehicle standing spaces and access aisles shall be level with surface slopes not exceeding one unit vertical in 50 units horizontal (2 percent slope) in all directions. If there are curbs between the access aisle and the vehicle pull-up space, then a curb ramp shall be provided. 3. Provide minimum vertical clearance of 114 inches at accessible passenger loading zones and along at least one vehicle access route to such areas from site entrances and exits. 4. Valet parking facilities shall provide a passenger loading zone complying with Section 1131B.2 and shall be located on an accessible route of travel to the entrance of the facility. The parking space requirements of Section 1129B through 1130B apply to facilities with valet parking. D. WALKS & SIDEWALKS 1. Walks and sidewalks subject to these regulations shall have a continuous common surface, not interrupted by steps or by abrupt changes in level exceeding ½ inch. 2. Walks and sidewalks shall be 48 inches minimum in width 3. Changes in level up to ¼ inch may be vertical and without edge treatment. 4. Changes in level between ¼ inch and ½ inch shall be beveled with a slope no greater than one unit vertical in 2 units horizontal (50 percent slope). 5. Changes in level greater than ½ inch shall be accomplished by means of a curb ramp, ramp, or elevator 6. Walk and sidewalk surfaces shall be slip-resistant as follows: a) Surfaces with less than 6 percent slope shall be at least a slip -resistant as that described as a medium salted finish. b) Surfaces with a 6 percent or greater slope shall be slip-resistant. 7. When the slope in the direction of travel of any walk exceeds one unit vertical in 20 units horizontal (5 percent slope), it shall comply with the provisions of Section 11B-405P 8. Walk and sidewalk surface cross slopes shall not exceed one unit vertical in 50 units horizontal (2 percent slope). 9. All walks with continuous gradients shall have level areas at least 5 feet in length at intervals of 400 feet maximum. 10.Walks, sidewalks, and pedestrian ways shall be free of gratings whenever possible. For gratings located in the surface of any of these areas, grid openings in gratings shall be limited to ½ inch in the direction of traffic flow. If gratings have elongated openings, they shall be placed so that the long dimension is perpendicular to the dominant direction of travel. E. CURB RAMPS Curb Ramp is defined as “a sloping pedestrian way, intended for pedestrian traffic, which provides access between a walk or sidewalk and a surface located above or below an adjacent curb face as differentiated from a ramp”. 1. Curb Ramps shall be constructed at each corner of street intersections where a pedestrian way crosses a curb. The preferred and recommended location for curb ramps is in the center of the crosswalk or each street corner. Where it is necessary to locate a curb ramp in the center of the curb return and the street surfaces are marked to identify pedestrian crosswalks, the lower end of the curb ramp shall terminate within such crosswalk areas. 3. Curb ramps shall be a minimum of 4 feet in width and shall lie, generally, in a single sloped plane, with a minimum of surface warping and cross slope. 4. The slope of curb ramps shall not exceed one unit vertical in 12 units horizontal (8.33 percent slope). 5. Transitions from ramps to walks, gutters, or streets shall be flush and free of abrupt changes. 6. Maximum slopes of adjoining gutters, road surface immediately adjacent to the curb ramp or accessible route, shall not exceed one unit vertical in 20 units horizontal (5 percent slope) within 4 feet of the bottom of the curb ramp. The slope of the fanned or flared sides of curb ramps shall not exceed one unit vertical in 10 units horizontal (10 percent slope). 7. A level landing 4 feet deep shall be provided at the upper end of each curb ramp over its full width to permit safe egress from the ramp surface, or the slope of the fanned or flared sides of the curb ramp shall not exceed one unit vertical in 12 units horizontal (8.33 percent slope). 9. All curb ramps shall have a grooved border 12 inches wide at the level surface of the sidewalk along the top and each side approximately 3/4 inch on center. All curb ramps constructed between the face of the curb and the street shall have a grooved border at the level surface of the sidewalk. 10.Curb ramps shall have a detectable warning that extends the full width and depth of the curb ramp, excluding the flared sides, inside the grooved border. Detectable warnings shall be slip resistant and consist of raised truncated domes with a diameter of nominal The detectable warning shall contrast visually with adjoining surfaces, either light-on-dark or dark-on-light. The material used to provide contrast shall be an integral part of the walking surface. The domes may be constructed in a variety of methods, including cast-in-place or stamped, or may be part of a prefabricated surface treatment. 11.Curb ramps shall be located or protected to prevent their obstruction by parked vehicles. G. RAMPS (EXTERIOR OR INTERIOR) 1. Any path of travel shall be considered a ramp if its slope is greater than one unit vertical in 20 units horizontal (5 percent slope). 2. The maximum slope of a ramp shall be one unit vertical in 12 units horizontal (8.33 percent slope). The maximum rise for any run shall be 30 inches. The least possible slope shall be used for any ramp. 3. The cross slope of ramp surfaces shall be no greater than one unit vertical in 50 units horizontal (2 percent slope). 4. Ramps shall have a minimum clear width of 48 inches, unless required to be wider by some other provision of this code. 5. Ramps serving entrances to buildings where the ramp is the only exit discharge path and it serves an occupant load of 300 or more shall have a minimum clear width of 60 inches. 6. Level landings shall be provided at the top and bottom of each ramp. 7. Intermediate landings shall be provided at intervals not exceeding 30 inches of vertical rise and at each change of direction. 8. Top landings shall be not less than 60 inches wide and shall have a length of not less than 60 inches in the direction of ramp run. Landings at the bottom of ramps shall have a dimension in the direction of ramp run of not less than 72 inches. 9. Doors in any position shall not reduce the minimum dimension of the landing to less than 42 inches and shall not reduce the required width by more than 3 inches when fully open. 10.Doors at ramp landings shall comply with the maneuvering clearance requirements of Section 11B-405.7 11.All ramp landings shall be level with maximum slope in any direction not to exceed one unit vertical in 50 units horizontal (2 percent slope). 12.At bottom and intermediate landings, the width shall be at least the same as required for the ramp. 13.Intermediate and bottom landings at a change of direction in excess of 30 degrees shall have a dimension in the direction of ramp run of not less than 72 inches to accommodate the handrail extension. 14.Other intermediate landings shall have a dimension in the direction of ramp run of not less than 60 inches. 15.Handrails are required on ramps that provide access if the ramp slope exceeds one unit vertical in 20 units horizontal (5 percent slope), except that at exterior door landings, handrails are not required on ramps less than 6 inches rise or 72 inches in length 16.Handrails shall be placed on each side of each ramp, shall be continuous the full length of the ramp, shall be 34 to 38 inches above the ramp surface to the top of the handrails, shall extend a minimum of 1 foot beyond the top and bottom of the ramp, and shall be parallel with the floor or ground surface. Handrails shall always be continuous and the ends of handrails shall be either rounded or returned smoothly to the floor, wall or post. 17.The grip portion of handrails shall be not less than 1-1/4 inches nor more than 1-1/2 inches in cross sectional nominal dimension, or the shape shall provide an equivalent gripping surface, and all surfaces shall be smooth with no sharp corners. Handrails shall not rotate within their fittings. 18.Handrail projecting from a wall shall have a space of 1-1/2 inches between the wall and the handrail. a) Handrails may be located in a recess if the recess is a maximum of 3 inches deep and extends at least 18 inches above the top of the rail. b) Any wall or other surface adjacent to handrails shall be free of sharp or abrasive elements. Edges shall have a minimum radius of 1/8 inch. c) Handrails may project into the required clear width a distance of 3 1/2 inches maximum from each side of a ramp at the handrail height. 19.In existing buildings or facilities where the extension of the handrail in the direction of the ramp run would create a hazard, the extension may be turned 90 degrees to the run of the ramp. 20.Where the ramp surface is not bounded by a wall, or where handrails &/or guards are attached to the ramp surface with posts or similar elements, provide “continuous and uninterrupted barriers” along the length of the ramp in compliance with one of the following requirements. a) A guide curb a minimum of 2 inches in height above the ramp surface; OR b) A wheel guide rail centered 3 inches, plus or minus 1 inch above the ramp surface. 21.Ramps more than 30 inches above the adjacent ground shall be provided with guards that comply with Section 1013. Such guards shall be continuous from the top of the ramp to the bottom of the ramp. H. ENTRANCES & EXITS Exit, is defined as "that portion of a means of egress system which is separated from other interior spaces of a building or structure by fire-resistance-rated construction and opening protectives as required to provide a protected path of egress travel between the exit access and the exit discharge. Exits include exterior exit doors at the level of exit discharge, vertical exit enclosures, exit passageways, exterior exit stairways, exterior exit ramps and horizontal exits." Public Way, is defined as "a street, alley or other parcel of land open to the outside air leading to a street, that has been deeded, dedicated or otherwise permanently appropriated to the public for public use and which has a clear width and height of not less than 10 feet.” 1. All entrances and exterior ground floor exit doors to buildings and facilities shall be made accessible to persons with disabilities. 2. Revolving doors shall not be used as a required entrance for persons with disabilities. 3. During periods of partial or restricted use of a building or facility, the entrances used for primary access shall be accessible to and usable by persons with disabilities. 4. Recessed doormats shall be adequately anchored to prevent interference with wheelchair traffic. 5. All gates, including ticket gates, shall meet all applicable accessibility specifications of doors. 6. Every required exit doorway shall be capable of opening at least 90 degrees, shall have a minimum clear opening of 32 inches, and shall be of a size as to permit the installation of a door not less than 3 feet in width and 6 feet 8 inches in height. 7. The space between two consecutive door openings in a vestibule, serving other than a required exit stairway, shall provide a minimum of 48 inches of clear space from any door opening into such vestibule when the door is positioned at an angle of 90 degrees from its closed position. Doors in a series shall swing either in the same direction or away from the space between the doors. I. DOORS 1. Door handles, pulls, latches, locks, and other operating devices on doors required to be accessible shall not require tight grasping, tight pinching or twisting of the wrist to operate. Manually operated bolts or surface bolts are not permitted. The unlatching of any door or leaf shall not require more than one operation. 2. Latching and locking doors that are hand activated and which are in a path of travel shall be operable by lever- type hardware, panic bars, push-pull activating bars, U-shaped handles, or other hardware designed to provide passage without requiring the ability to grasp the opening hardware. 3. Hand-activated door opening hardware shall be minimum 34 inches height abve the floor. 4. When installed, doorways shall have a minimum clear opening of 32 inches with the door open 90 degrees. 5. For hinged doors, the opening width shall be measured with the door positioned at an angle of 90 degrees from its closed position. 6. Where a pair of doors is utilized, at least one of the doors shall provide a clear, unobstructed opening width of 32 inches with the leaf positioned at an angle of 90 degrees from its closed position. 7. When an automatic or power assisted door operator is utilized to operate a pair of doors, at least one of the doors shall provide a clear, unobstructed opening width of 32 inches with the door positioned at an angle of 90 degrees from its closed position. 8. The floor or ground area within the required clearances shall be level and clear. 9. There shall be a level and clear floor or landing on each side of a door. The level area shall have a length in the direction of door swing of at least 60 inches and the length opposite the direction of door swing of 48 inches as measured at right angles to the plane of the door in the closed position. 10. The width of the level area on the side to which the door swings shall extend 24 inches past the strike edge of the door for exterior doors and 18 inches past the strike edge for interior doors. Where the plane of the doorway is offset or located in an alcove a distance more than 8 inches measured from the plane of the doorway to the face of the wall, the door shall be provided with 60 inches maneuvering clearance for front approach.. 11.Provide clear space of 12 inches past strike edge of the door on the opposite side to which the door swings if the door is equipped with both a latch and a closer. 12.The floor or landing shall be not more than ½ inch lower than the threshold of the doorway. Change in level between ¼ inch and ½ inch shall be beveled with a slope no greater than one unit vertical in 2 units horizontal. 13.The bottom 10 inches of all doors except automatic and sliding shall have a smooth, uninterrupted surface to allow the door to be opened by a wheelchair footrest without creating a trap or hazardous condition. Where narrow frame doors are used, a 10 inch high smooth panel shall be installed on the push side of the door, which will allow the door to be opened by a wheelchair footrest without creating a trap or hazardous condition. 14.The maximum force required to push or pull open a door shall comply with the following. Push or pull force for a hinged door shall be measured perpendicular to the door face at the door opening hardware or 30 inches from the hinged side, whichever is farther from the hinge. Push or pull force for a sliding or folding door shall be measured parallel to the door at the door pull or latch. Compensating devises or automatic door operators may be used to meet the maximum force limits. a. Required fire doors shall have the minimum opening force allowable by the appropriate administrative authority, not to exceed 15 lbf. b. Other than required fire doors, interior doors shall have a maximum opening force of 5 lbf. c. Other than required fire doors, exterior doors shall have a maximum opening force of 5 lbf. 15.When the door has a closer, then the sweep period of the closer shall be adjusted so that from an open position of 70 degrees, the door will take at least 3 seconds to move to a point 3 inches from the latch, measured to the leading edge of the door. 16.Where a gate is used, the bottom of the gate shall be within 3 inches of the surface of the path of travel. The surface of the gate on each side shall be smooth to present no hazard to persons with disabilities using the gate and shall be structurally adequate to allow it to be opened with the wheelchair foot pedals. © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2021 Tel 949.863.9434 Fax 949-553-1676 4675 MacArthur Court Suite 100 Newport Beach, CA 92600 USA As indicated 9/ 2 3 / 2 0 2 4 1 1 : 4 0 : 5 5 A M BI M 3 6 0 :/ / 0 0 7 . 3 7 5 7 . 0 0 0 - C ar i b o u I n d u s t r i e s - 3 r d & B r o a d w a y /3 R D - B _ A R C H _ W ES T _ R 2 0 . r v t R1.G0.033 DISABLED ACCESS NOTES 07.3757.400 3rd & Broadway Residential Tower Core & Shell 301 N. Broadway, Santa Ana, CA SCALE:1 1/2" = 1'-0" ACCESIBILITY NOTES SITE1- B 01/18/2022 Reissue for Plan Check H 06/17/2024 Revision to Permit 1/7/25