Agenda Date: January 17, 2018
Subject:
Title
Appeal of a Building Official Decision regarding the number of accessible bathrooms in a business use structure.
Body
Presented By:
Bill Tracy, Chief Building Official; and
Kirk Money, Building Inspector
APPEAL SUMMARY:
Location: 5650 S. Windermere
Appellant: Miranda Cullen
Case Description:
The Appellant is appealing the Chief Building Official's (CBO) interpretation regarding the number of required accessible bathrooms.
BACKGROUND:
The applicant submitted a building permit application for an "interior only" remodel on August 21, 2017.
The permit was issued on August 24th, 2017 for a Commercial Remodel, Office/Professional with Tenant finish of 4,250 sq. ft. The permit number is B17-0717.
STAFF ANALYSIS:
Ms. Cullen's Letter of Appeal outlines her request to modify the required number of handicap accessible restrooms. The plans submitted and reviewed for compliance by the City of Littleton indicated two (2) handicap accessible bathrooms.
The outlined code path below is how the Building and Inspections Department determined that two (2) accessible bathrooms are required for Ms. Cullen's property.
1) The 2012 I.B.C. Table 1004.1.2 Maximum Floor Area Allowances per Occupant indicates that for Business areas the occupant load is 1 per 100 gross sq. ft. Therefore, a Business area with 4,250 sq. ft. has a maximum occupant load of 43. Please see attachment.
2) The 2012 I.B.C. Chapter 29 Plumbing Systems (P) Table 2902.1 Minimum Number Of Required Plumbing Fixtures, indicates that for a Business classification 1 per 25 for the first 50 of the occupant load. It is determined we have an occupant load of 43; therefore 2 water closets are required. Please see attachment.
3) The 2012 I.B.C. Chapter 29 Plumbing Systems Section 2902.2 Separate facilities, states "Where plumbing fixtures are required, separate facilities shall be provided for each sex."
Exceptions:
1) Separate facilities shall not be requ...
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