The LSW Engineers Arizona Tenant Improvement project that started in 2023 is complete. In a previous post I mentioned that the exterior of the building was 1970 Arizona of heavy textured tortilla chip colored stucco and terra cotta clay roof tiles; and heavy bronze window frames.
Existing bronze frames
Ego steps in and tempts you to leave your designer mark. It takes self control to go in the opposite direction and actually work with what is there; like John Ruskin’s idea of being true to existing architecture.
Restroom Before Remodel
” …the love and the thoughts of the workman more than his work: his work must always be imperfect, but his thoughts and affections may be true and deep.” – John Ruskin, Stones of Venice I
Jeffrey and I had to look in the dark corners of many tile showrooms in Arizona to find light ivory floor and wall tile among a sea of gray and yellow tiles. The field tile for both walls and floors is a 12″x24″ glazed porcelain called Porto II Jute Ivory found at Emser Tile in Arizona. The original accent tile to go above the sink didn’t work out since we failed to provide enough float space for the tile. The result was a toothy smile with no grout to speak of. The entire wall had to be removed and Jeffrey and I had to shop for a new tile and come up with a new design! We found the perfect solution at Floor & Decor. Floor & Decor has nifty high tables to set tile samples and play with arrangement. I just grabbed a brochure and saw the glass tiles arranged in a herringbone design and it made sense.
LSW Restroom Remodel
The existing brick pavers right outside the bathroom is herringbone.
The bronze Arcadia door came out nice and it blends with the existing door and window frames of the building.
I enjoy the hunt for matching the fabric of an existing building detail.
Specifying a bronze window frame rather than a modern window frame is being loyal to the existing building style. Some areas of the design should be a literal match and others can have a matching color. I don’t think everything has to match. You must have priorities in the overall picture.
AT&T Office Lobby Renovation [2017] in Tempe, Arizona was a project that Serbin Studio helped design a high security entry and customer experience. Customers are the Data Center tenants, they do not work in the building but check in periodically. The customer experience needed to be re-designed.
Conference Room Too Dark and Tight
Conference Room Before Renovation
Existing conference room was cramped, outdated and lacking latest technologies.
Two existing rooms were combined to make one large conference. The client wanted something artful, An accent wall was designed with an etched texture and LED color changing perimeter. A suspended light fixture helped lighten the mood. New carpet, ceiling tiles, furniture, and finishes were selected by Serbin Studio.
Check-In Lacked Visibility at Entry
Customer Lounge and Security Before Renovation
The dark corner was home to vending machines and elevator. This area was to become the Customer Lounge. Visiting Data Center customers needed a space to have a quick bite to eat and lounge.
The new Customer Lounge was designed with new cabinets finished in plastic laminate. The flooring for the Lounge was vinyl. Two new windows were installed to let in natural light. Mixed furniture layout was designed with both high and low seating.
The existing elevator and vending machines remained in place. Frosted glass floor to ceiling wall was designed to screen the vending machines from the Lobby. Terrazzo tile replaced ceramic tile for the entire Lobby.
Lobby Vestibule Experience Was Outdated
Entry Reception Before Renovation
The existing entry and restrooms were outdated.
The entry and reception security desk was completely reconfigured. The restrooms were renovated with ADA standards, new plumbing fixtures, and finishes. A new accent wall was designed for the Lobby to create color and texture. The end result was an entry sequence that made sense and provided modern control systems for ease of security.
Touchless Technology for Architecture has been around for many years. We have seen this technology show up in door hardware & bathroom fixtures. All this technology can change the way architecture is designed. In designing the built environment, Architects need to be aware of these technologies and ways to best implement them into the design. Prior to Covid affecting the way we thought about design, we didn’t dwell on these technologies. Installation of Touchless products were for convenience or where cost didn’t prohibit them. I always wondered why all bathrooms weren’t designed with motion censored items. I presume it mainly comes down to cost. However, now wee are starting to see products that are quickly being implemented. Below are a few simple products that can be added to a current design or retrofitted into an existing space.
BATHROOMS
For many years, public bathrooms had technology for touchless (motion activated) sinks and toilets. Even though available, I have still seen countless restrooms not utilizing them. I believe it will be more common place in the years to come. Below is a product I saw almost 20 years ago within a restroom in switzerland. Example – Brill Hygienic Products. No more worries about the paper seat cover blowing out from under you when you go to take a seat.
I also saw this seat cover in Switzerland which squeegee’s the seat after every use. Interesting concept if you want to sit down on the toilet seat directly.
Touchless sink faucet are prevolent throughout. However, below is one example of a product that washes your hand and dry’s them all in one place.
DOOR HARDWARE
Now that we have used the bathroom and presumably wash your hands, who wants to touch the door. The newest solution I have seen for opening bathroom doors is the foot pull.
Its a pretty good idea, assuming the door is not too heavy. Its the simplest solution which could be added to any door. Another solution coming to market is the motionless door opener tied to a automatic door opener/ closer. The door opener has been around for many years but prior to Covid, not utilized most likely because of cost.
WATER FILLING STATION
Water filling stations have been around for many years, but it is starting to show up in more locations as it avoids having to touch a drinking fountain and minimizes the one time use water bottle use.
Open stair tread design is very beautiful. They give the appearance of the stair floating. They give a light and airy feeling to a sometimes forgotten design element. Do you want an open stair tread in your design? Their are specific requirements for how large the tread needs to be, the minimum and maximum height between treads. Some of the most beautiful stairs have open stair treads. Can you use them in your next project?
Code Analysis – Open Stair Treads
Building codes sections about stairs are very lengthy. They go into detail about length and width of treads, where handrails are needed etc. The code is very clear when open stair treads are allowed . Per IBC 1011.5.5.3, Solid Risers “Risers shall be solid“. Their are a few exceptions to open stair treads.
Solid risers are not required for stairways that are not required to comply with Section 1009.3 provided that the treads do not permit the passage of a sphere with a diameter of 4 inches. (Interpretation – Essentially it means any stairway not required for the exiting of the building or one which is in excess of the required stairs can have open stair risers). Occasionally, you will see a commercial building with a grand stairway in a lobby that has open treads. I believe this is how they are able to achieve this. The 4″ diameter is the same rule of thumb for stair guardrails or guardrails at balconies. This is eliminate the possibility of a small child from slipping between the cracks. Never a good thing.
Solid risers are not required for occupancies in group I-3 or in Group F, H and S occupancies other than areas accessible to the public. The size of the opening in the riser is not restricted. (Interpretation – can occur in industrial, factory, hazardous and storage facilities. This is why you generally see them occur in those conditions.)
Solid risers are not required for spiral stairways constructed in accordance with Section 1011.10.
In residential applications, you will see the majority of the open risers stairs. Some defy gravity and cantilever off the walls. They can be a work of art within a space. This is why, architects push the design envelope in residential design when designing stairs. The IRC, Section R311.7.5.1, specifically states “At open risers, openings located more than 30 inches, as measured vertically, to the floor or grade below shall not permit the passage of a 4 inch diameter sphere. (Interpretation – Open treads allowable anywhere in a residence as long as their is not an opening greater than 4″).
Summary
Open stair treads can add a beautiful element to any architectural design. Can you use this design element? Current code does not allow it in some commercial applications. They are not allowed as a required exit in a commercial project. They are allowed in occupancies such as Industrial, factories, storage facilities and hazardous occupancies. Use them in any of your residential projects. As with all projects, Check with your local jurisdiction to ensure your projects success. As with all design elements, their are exceptions to the rules.
What is the Minimum size of a Bathroom? Does you current room meet ADA and building codes requirements? Are you building a new Bathroom and unsure of the correct size? Clearance and maneuverability is the driving factor to the size of a Bathroom. In a large building, may not big a big concern, as the percentage of area is minimal. When designing for a small commercial office or retail space, a Bathroom can take up valuable real estate.
As an Architect, I interact with clients, engineers and contractors who have acquired bits of information about Building Codes. Sometimes, those bits are misconceptions and regurgitated information. The building codes can be intimidating and have no beginning or end. To learn the code, the best way is jumping in feet first.
Upcoming Blog Posts
In the next series of blog posts, I will explore common Building Codes. Each City has adopted a code but most in Arizona use the IBC (International Building Code).
The item in bold are addressed in this post. As an Arizona Architect, most City’s jurisdictions work with the IBC (International Building Code). This code analysis is based upon the IBC.
Minimum Size of a Bathroom?
When designing a building, creating an efficient plan is important. Having a little extra space in an office, conference room or lobby is not a big problem. Who wants to have wasted space in a Bathroom? It really becomes critical when designing smaller spaces. In retail or office spaces ranging from a few thousand square feet, a Bathroom can take up valuable real estate.
Size of a Bathroom depends on orientation of the fixtures and the swing of the door, swing meaning into the room or out. See “door swing direction” blog for more information.
A few rule of thumbs for Bathrooms:
Rule # 1– Doors shall not swing into the clear space or required clearance for any plumbing fixture. Fixtures would be mainly toilet and the sink. What is the clearance around a toilet or sink you may ask? They are as follows:
Sink clearance – 30″ wide x 48″ deep (shown dashed on floor plans below). Note – Knee clearance can extend under a sink 25″ maximum, assuming you have a wall hung sink.
Toilet clearance – 60″ wide x 66″ deep (shown dashed on floor plans below)
Rule # 2– Required clear floor spaces, clearance at plumbing fixtures and turning space shall be permitted to overlap.
Turning space – 60″ diameter circle within rest room.
Graphic examples of typical Bathroom with one toilet in varying configurations. Note that in all examples, door swing does not encroach on plumbing fixture clearances.
Minimum Size of a Bathroom
When swinging the door out of the room, it is possible to make the room the the smallest. I typically like to make the room just a tad bit larger than required by 1″ – 2″ to take into account construction tolerances and to make sure thickness of materials (ie. tile) or other unforeseen items don’t create a conflict.
Summary
When creating a new single person Bathroom, make it as efficient in size. Not only are you saving space in a building, it is more cost effective use of building materials. The ADA is a driving factor for the minimum size of a Bathroom. Plumbing fixture clearances are designed so occupants can easily use the restroom whether able bodies or in a wheelchair. Follow the examples above for reference but as always, refer to the local jurisdiction, the current ADA guidelines and a local professional to ensure your projects success.
Do I need a drinking fountain? As an Architect, I interact with clients, engineers and contractors who have acquired bits of information about Building Codes. Sometimes, those bits are misconceptions and regurgitated information. The building codes can be intimidating and have no beginning or end. To learn the code, the best way is jumping in feet first.
Upcoming Blog Posts
In the next series of blog posts, I will explore common Building Codes. Each City has adopted a code but most in Arizona use the IBC (International Building Code).
The item in bold are addressed in this post. As an Arizona Architect, most City’s jurisdictions work with the IBC (International Building Code). This code analysis is based upon the IBC.
Do I need a drinking fountain?
Do you ever wonder when you need an automatic drinking fountain in your office, your store, your warehouse?
The building codes IBC (International Building Code) and IPC (International Plumbing Code) both discuss when a drinking fountain is required. Local jurisdiction may have overriding amendments. The information below states the requirements as interpreted from the current 2018 IBC/IPC.
CODE
Drinking fountains are required in all occupancy types except:
Hotels
Motels
Boarding houses
Residential apartments
The quantity of drinking fountains vary dependent on occupancy type, however the range is from 1 per 100 to 1 per 1,000. The following are the basic requirements:
Drinking Fountain is not required in small occupancies per 2018 IBC/IPC for occupant loads less than 15.
Per City of Phoenix Code Amendments, Drinking Fountains are not required for occupant loads less than 50. – Check local jurisdiction to determine code amendments.
Where drinking fountains are required, not fewer than two drinking fountains shall be provided. One fountain to comply with wheelchair (36″ max. spout a.f.f.) and one for standing (~40″).
Exceptions or substitution:
Restaurants which provide drinking water for free are not required to have drinking fountains
Water dispensers shall be permitted to be substituted for not more than 50% of the required number of drinking fountains. (Interpretation – Drinking fountain with a bottle filler option, would satisfy the requirement for two drinking fountains).
Drinking fountains shall not be required in tenant spaces provided that public drinking fountains are located within 500 feet and not more than one story above/below tenant space.
In covered or open malls, drinking fountains shall not be required in tenant spaces provided that they are located within 300 feet.
Products
As water bottles have become more popular, bottle filling drinking fountain stations have become more prominent. In 2010, Elkay introduced a new drinking fountain. It was in response to consumer demand and environmental concerns of disposable bottles.
The product notifies the number of water bottles saved. Product notifies user to change filter as needed. This ensures and reinforces to the user that the water is safe to drink.
ADA
At least one drinking fountains installed must meet ADA requirements. Spout height at 36″ above finish floor maximum.
ADA sketch
The 2010 ADA standards does indicate, Section 211.2 Minimum Number – No fewer than two drinking fountains shall be provided. One drinking fountain shall comply with 602.1 through 602.6 and one drinking fountain shall comply with 602.7.
Exception: Where a single drinking fountain complies with 602.1 through 602.7, it shall be permitted to be substituted for two separate drinking fountains.
So what does 602.7 change to make it possible for one drinking fountain. Essentially the Spout has to be between 38″ minimum and 43″ maximum above the finish floor. This is higher than what is depicted in section 602.4 Spout height, which indicates 36″ a.f.f.
Summary
Do I need a drinking fountain? Drinking fountains are essentially required unless you have minimum occupants. Less than 15 occupants per IPC code and in some jurisdictions, such as Phoenix, less than 50 occupants. Where a drinking fountain is required, fixtures need to meet ADA requirements.
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