To remind the reader, the Plumbing Code Fixture Unit counts required for Office environment does not correlate well for areas greater than 1501 sqft to 20,000 sqft. Details were provided in the first article. I can assure that the architects and designers, if confronted with a plan examiner who is well versed into code, will be having heartburn on this issue. The square footage spent on the plumbing fixtures are pure waste and from my point of view against all Green codes and LEED. Square footage that must be built, kept in operating condition, and air conditioned becomes a pure waste of building materials, energy, and purely maintenance upkeep for the life of the building.
To amplify major code issues with flaws that are heartburning in the industry, yet, it has not been solved for at least two code cycles. I intend to identify one issue a month for the duration of my position.
First and foremost issue is the number of plumbing fixture count issue in different occupancies. The issues of the Table 4-1 of the Plumbing Code are as follows:
(a) The number of fixture count within office environment is not justified.
A space of greater than 1501 square feet has to disproportional number of fixtures, where nearly 1/3 of the space may be occupied by the restrooms.
Females from 1 to 50 person require 3 water closets. This equates a space of 1501 square feet to nearly space of nearly 20,000 square feet.
(20000/2 = 10,000 sqft per gender /200 sqft/person = 50 persons). There are no justifications for this requirement.
(b) For Male, 1 to 100 person require water closet, and 1 urinal. This issue also calculates for same number of square feet.
However, given the variation in interpretation of various plan checkers, the parity rule may force a second water closet for men.
(c) In the case of veterinary office or dental office, the space allocated for specialty equipment absorbs many square feet of usable space.
Yet, the code uses the gross space. Dog kennels, lab equipment room, utility closets, and others are some of the equipment that prohibit the number of full occupant loads.
Yet, a 2500 sqft veterinary office with 50% of space allocated for dogs does not merit for number of people expected. Why would they require three water closets for female?
Hence, the mentioned table is poor in addressing real circumstances.
(d) On the other hand coffee shops across California have one unisex restrooms. Due to this condition, lines are always evident for use of the restroom. In many circumstances with older generations, or youngsters, the wait time is not suitable for hygiene space.
(e) The mandatory requirement of the one single Non-ADA spare restroom must be dimensioned ready for future ADA restroom.
On 40th anniversary of ASPE LA , I was the President of LA chapter. This Engineer in the opening ceremony with 120 participants identified this issue at length. This issue still hunts the architects and owners. To alleviat this issue, there are many legislative work to be done. All comments are appreciated and a dialogue in a forum format will be a great medium for all issues.
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