1991-230-Reguarding Enhanced Livability FeaturesRESOLUTION 1991 -230
RESOLUTION OF THE TOWN COUNCIL
OF THE TOWN OF LOS GATOS
REGARDING ENHANCED LIVABILITY FEATURES
WHEREAS, it is the intention of the Town Council of the Town of Los Gatos to
adopt requirements for enhanced livability features for all new residential developments.
RESOLVED, the Town Council made the following findings as required by the
Health and Safety Code Section 18941.5 to enact building standards which are different
than the State Building Code (Title 24);
1. The Town of Los Gatos is located in Seismic Zone 4, which is known as a
high probability area for earthquakes which was demonstrated by the
October 17, 1989 earthquake. Therefore, to ensure the public's safety and
well being, additional construction features in all residential units are required
which include wooden backing in bathroom walls to allow structural strength
for addition of grab bars for extra balance and support of the occupant and
larger door widths for easier egress.
2. Due to the pleasant micro climate of the Town of Los Gatos, people with
special health needs are attracted to live in this area.
FURTHER RESOLVED, that the Town Council of the Town of Los Gatos does
hereby adopt the requirements as shown on the attached Exhibit "A" as the enhanced
livability features of the Town of Los Gatos.
FURTHER RESOLVED, this Resolution supercedes Resolution No. 1991 -69 and
1991 -176.
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PASSED AND ADOPTED at a regular meeting of the Town Council of the Town
of Los Gatos, California, held on the 21st day of October, 1991, by the following vote.
COUNCIL MEMBERS:
AYES:
Randy Attaway, Steven Blanton, Mayor Brent N. Ventura
NAYS:
None
ABSENT:
None
ABSTAIN:
Eric D. Carlson, Joanne Benjamin
SIGNED: j � � 4eu
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
CLERK OF THE TOWN F LO§tATOS
LOS GATOS, CALIFORNIA
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ADAPTABILITY AND ACCESSIBILITY REQUIREMENTS
FOR PHYSICALLY DISABLED PERSONS
NEW APARTMENTS AND HOTELS:
Apartments and hotels are currently covered by the California Department of Housing and
Community Development (HCD) and Office of the State Architect (OSA) standards
(contained in Title 24, California Code of Regulations) which generally meet the Town's
need for accessibility /adaptability. Two additional provisions are added for apartments:
1. Units exempt under HCD regulations shall meet the current requirements for one
and two family residential accessibility /adaptability.
2. Placement of parking or other structures which elevate the finished floor height will
not necessarily exempt accessibility standards.
NEW ONE AND TWO FAMILY RESIDENTIAL:
All new units shall comply with the following requirements:
1. Light switches and thermostat controls shall be mounted between 36 inches and 48
inches from the floor to the center of the unit, electrical receptacle outlets shall be
mounted no lower than 14 inches from floor to center of outlet.
2. Wooden backing (2 x 8 minimum) shall be provided in all bathroom walls at water
closet, shower and bathtub, located at 34 inches from the floor to the center of the
backing, suitable for the addition of grab bars.
3. Faucets and shower controls shall be operable with one hand and shall not require
tight grasping, pinching or twisting of the wrist. The force required to activate
controls shall be no greater than 5 lbs. Lever- operated, push -type and electronically
controlled mechanisms are examples of acceptable designs. Separate hot and cold
controls are acceptable providing they require a minimal amount of grasping to
operate.
4. All passage doors shall be at least 32- inches wide on accessible floor.*
5. Primary entrance shall have a 36 -inch wide door including: a 5 -foot by 5 -foot level
landing, 18 -inch clearance at interior strike edge, and the threshold shall be no
higher than one inch with 1:3 minimum bevel (as specified in HCD standards). Exit
doors accessing the rear yard shall comply with the primary entrance criteria, except
(a) the required landing adjacent to the sliding glass doors shall be flush with the
bottom of the threshold of that door and that the threshold shall be no higher than
one and one half inches; (b) garage doors are totally exempt.
6. Door buzzer, bell or chime shall be "hard" wired.
7. At least one bathroom (lavatory sink and water closet minimum) shall be provided
on the accessible floor* with space requirements for accessibility (36' x 48" clear
space for water closet, 30" x 48" clear space for lavatory sink). If a bathtub is
installed on the accessible floor *, a 30" x 48" clear space (30 inches Dimension
perpendicular to tub) shall be provided.
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NEW CONDOMINIUMS AND TOWNHOUSES:
All new units shall comply with current Town standards 1 through 7 listed above, for one
and two family residential; and in addition, all newly developed condominiums and
townhouses in developments, having five (5) or more dwelling units on a building site shall
be designed with the following additional regulations:
1. Provide at least 50 percent of the total number of units with all the elements of a
living unit, i.e., kitchen, bathroom, and sleeping room on the accessible floor* (applies
to split level units). Rounding down is acceptable for calculations of applicable units
for twenty or fewer units, twenty -one or more roundup.
2. Provide the following in accordance with HCD regulations for apartments (contained
in Title 24, California Code of Regulations):
(a) Conforming path of travel to living units from parking areas.
(b) Circulation components (including door widths, landings, thresholds and hardware),
for access to common areas, i.e., outdoor or indoor activity /common area, trash,
mail, and laundry areas, etc.
EXCEPTION: The Director of Building Services may grant an exception to any
portion of these regulations if the following findings are made:
1. The handicap requirements would create unreasonable hardship due to specific
topographic or other physical limitations; and
2. Equivalent facilitation is provided
NOTE: Replacement structures due to catastrophic loss shall not be considered as
newly developed (and exempt) provided that the Planning Director and Director of
Building Services finds that the replacement structure(s) are substantially similar to the
original structures.
EXEMPTION: When physical constraints will not allow compliance with these
regulations, and /or equivalent facilitation without creating an unreasonable hardship,
an exemption may be allowed through approval by an appeals process.
*Accessible floor is defined as the floor level nearest to natural grade as determined by the
Director of Building Services.