ADAPTING NON-CONFORMING FACILITIES
 As land for school sites grows scarce across California, rehabilitating existing buildings into school facilities becomes more popular. Offices, mini-malls, factories, religious buildings, and former parking lots are now being occupied by public, private, and charter schools.
The Division of the State Architect (DSA) has composed feasibility guidelines (PDF - 303KB) for selecting existing facilities for school conversion. The following is a condensed version of these guidelines. A more detailed version is available for download from DSA.
Applicability
The regulations of Title 24, California Code of Regulations (CCR), apply to any existing non-conforming building for purchase or lease by a district for
- use as a public school,
- use as a charter school required to comply with the Field Act,
- use as a community college when requesting DSA approval.
Regulations
Non-conforming facilities intended for rehabilitation into public schools are defined in the regulations as new school buildings and school sites in order to meet the performance objectives of the Field Act for protection of life and property.
Assessment
California-licensed professionals knowledgeable in rehabilitating existing structures and familiar with the design and construction of California public schools should perform initial facility and site assessment. Selecting the proper building for rehabilitation may save the district considerable cost.
Types of buildings to consider include:
- Wood-framed buildings designed, approved, and constructed under 1976 UBC or later.
- Structural steel moment-resisting and braced-frame buildings designed, approved, and constructed under 1997 UBC or later.
- Light-gauge steel braced-frame and structural panel sheathing shear-wall buildings designed, approved, and constructed under 1997 UBC or later.
- Concrete buildings designed, approved, and constructed under 1985 UBC or later.
- Masonry-bearing wall, shear-wall and wall-frame buildings designed, approved, and constructed under 1994 UBC or later.
Site Considerations
Some issues that demand particular attention at the early assessment stages include:
- Playfield layout
- Vehicular and pedestrian traffic patterns
- Zoning
- Hazardous materials
- Review by Department of Toxic Substance Control (DTSC)
- Compliance with California Environmental Quality Act (CEQA)
Specific regulations also address rehabilitating portions of existing buildings. See DSA feasibility guidelines for further detail.
Preliminary Building Plans
The California Department of Education (CDE) School Facilities Planning Division (SFPD) will review plans for safety and educational adequacy. It is recommended that preliminary drawings be submitted to SFPD to determine if a prospective building will
- provide for a safe arrival and departure of students, with separation from traffic;
- allow for adequate supervision of students and protection from intruders;
- correspond with local zoning and comply with Section 14010 of Title 5, CCR;
- comply with DTSC and CEQA requirements;
- support the curriculum and facility requirements defined in the school's educational specifications.
Structural Evaluation
In general, buildings recently constructed with structural framing accessible for investigation, such as exposed wood and steel, make the most successful candidates for rehabilitation. Buildings, in which structural components are concealed, such as masonry and concrete, may require significant, potentially destructive investigation to make a meaningful assessment.
Buildings and sites considered high-impact (HI) may also increase the length and expense of design and construction. Broadly speaking, DSA considers as high-impact any buildings lacking plans and specifications, exhibiting structural deterioration, or constructed prior to the establishment of certain safety regulations. DSA feasibility guidelines provide details.
Geohazard Evaluation
A geotechnical report and a geohazards report will be required for all new school sites arising from rehabilitation of non-conforming buildings. Geological hazards considered "HI," as regulated by Title 5, CCR, include vulnerability to earthquake, liquefaction, landslide, or flood. See DSA feasibility guidelines for further detail.
Fire Safety
Specific guidelines address fire-safety issues relevant to a proposed rehabilitation project. Sites and buildings, if rehabilitated with State School Facility Program funds, shall be subject to the Green Oaks Family Academy Elementary School Fire Protection Act (PDF - 118KB), under Section 17074.50 of the Education Code, which requires school buildings to be equipped with automatic fire sprinklers and fir
e-detection systems. See DSA feasibility guidelines for further detail.
Accessibility
A district shall not, in considering potential sites, make selections that have the effect of excluding individuals with disabilities. The access-compliance regulations contained in Divisions I through III of Chapter 11B, Part 2 of Title 24, set forth minimum accessibility standards that must be met. In general terms, these require that all floors, all paths of travel, and all methods of entry and exit be accessible to individuals with disabilities of sight, hearing, or movement. All doors, washrooms, and emergency systems must be similarly accessible. Exceptions are rare. See DSA feasibility guidelines for further information and accessibility specifications.
Mechanical, Electrical, and Plumbing Issues
All newly constructed or retrofitted mechanical, electrical, or plumbing (MEP) systems and components in the rehabilitated space must comply with Title 24, CCR. All existing MEP systems and components not in compliance must be retrofitted to comply, with limited exception. See DSA feasibility guidelines for further detail and compliance specifications.
Hazardous Materials
The presence of hazardous materials in an existing building must be disclosed and remedied in accordance with currently effective federal, state, and local regulatory requirements.
Conclusion
A properly executed rehabilitation can save districts the considerable time and expense of new construction. Existing, non-conforming sites and buildings offer invaluable alternatives for future expansions, particularly in urban areas where space and resources are increasingly limited. Districts are urged to consider the possibilities available in their areas.
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