Blog Archives

  • Recent Posts
  • Categories
  • Archives

    • TAS
    REVIEW

    TAS
    INSPECTION

    The ADA Companion Guide

    Click Here to Buy Now

    To save online, enter code AFF20 in the Promotion Code field as you're checking out.

    Applying the ADA

    Click Here to Buy Now

    Designing for The 2010 ADA for Accessible Design in Multiple Building Types.

     

    ADA

    About the ADA and TAS. What you might not know?

    Monday, December 2nd, 2019
    After almost 20 years in my business I am still learning things about the ADA and TAS.  I want to share with you some things that might not be so apparent when you read the standards.

    Location of Work Surface in a Residential Kitchen

    When designing a residential kitchen that will be used by the public (e.g. a an assisted living resident room, a kitchen in an emergency personnel facility, an apartment for a resident hall director or RA etc.) the appliances that you choose will have to be compliant with the ADA and TAS.   One of the requirements is typically missed or overlooked.  It is the one pertaining to a work surface in a “residential kitchen”.
    804.3 Kitchen Work Surface. In residential dwelling units required to comply with 809, at least one 30 inches (760 mm) wide minimum section of counter shall provide a kitchen work surface that complies with 804.3
    804.6.5.1 Side-Hinged Door Ovens. Side-hinged door ovens shall have the work surface required by 804.3 positioned adjacent to the latch side of the oven door.
    804.6.5.2 Bottom-Hinged Door Ovens. Bottom-hinged door ovens shall have the work surface required by 804.3 positioned adjacent to one side of the door.
     
    Where a work surface is required and the kitchen has an oven, the work surface needs to be located adjacent the oven.

     

    Keep in mind, this only applies to “residential” kitchens….not all kitchens.  So a break room or common use kitchen not located in a residential dwelling unit (as defined by the ADA) does not require a work surface.

    Clearance vs. Clear Floor Space

    There are two concepts that are sometimes thought to be interchangeable in the ADA and TAS:  “Clearance” and “Clear Floor Space”.  Section 305 lists the requirements for “Clear floor space” .  Clear floor space is required adjacent beds, under counters, lavatories, sinks, at operable parts for reaching, inside platform lifts, at drinking fountains, at toilet room fixtures, at washer and dryers, at saunas and steam rooms, at ATM, at signage, at work surfaces, at jury boxes and adjacent exercise equipment.

    Some of the requirements are listed below from Section 305:

    305.2 Floor or Ground Surfaces. Floor or ground surfaces of a clear floor or ground space shall comply with 302. Changes in level are not permitted.

    EXCEPTION: Slopes not steeper than 1:48 shall be permitted.

    305.3 Size. The clear floor or ground space shall be 30 inches (760 mm) minimum by 48 inches (1220 mm) minimum.

     

    Any time that the words “clear floor space” is found in the Standards these are the requirements that must be followed.  Some of those instances will be at the clear floor space to reach objects, a clear floor space at wheelchair seating in assembly areas or clear floor space at toilet rooms.

    A clear floor space is required at the push button. The clear floor space needs to have a slope no steeper than 1:48 . This clear floor space is steeper.

    Clearance

    What sometimes gets conflated are the “clearance” at plumbing fixtures like toilets, showers and tubs. “Clear floor space” is defined, but “clearance” is not….except to describe its size and location.

    608.2.2.1 Clearance [at roll in showers]. A 30 inch (760 mm) wide minimum by 60 inch (1525 mm) long minimum clearance shall be provided adjacent to the open face of the shower compartment.
     

    The clearance is mentioned to let us know what size we need to provide and where it should be located…but it does not mention slope.

    Unlike the clear floor space where a slope cannot exceed 1:48, a clearance at the shower for example is not defined.  So the clearance at the roll in shower can have a slope that exceeds 1:48
     
    This roll in shower has a slope up to the shower pan which is acceptable (although may not be recommended)

    Showers in Transient Lodging

    Friday, November 1st, 2019

    Showers are not all the same.  There are three types that are described in the ADA standards for showers: transfer showers, roll in showers and alternate roll in showers (which is like a hybrid between the transfer and the roll in shower). Their requirements also vary depending on where they are located.

    Below are the requirements in showers, and specifically in a transient lodging facility.

    Minimum number of roll in showers required

    In the ADA Standards under 224 Transient Lodging there is a chart that we use to calculate how many rooms must be accessible.

    Chart of minimum number of required ADA accessible showers per hotel guest room

    There are requirements for rooms with mobility features (for persons with mobility disabilities) and there are requirements for how many rooms with communication features (rooms for persons that are either hearing impaired or visually impaired).  When designing rooms with mobility features one of the requirements is to provide a minimum number of rooms with roll in showers and without roll in showers.

    If you notice the chart above, note that if you have less than fifty rooms in a transient lodging facility, then you MUST provide rooms WITHOUT a roll in shower.  So that would mean either a tub or a transfer shower must be provided in a certain number of rooms.  All your bathing facilities cannot be roll- in-showers.

    The photos below show you two bathing facilities that are not roll-in-showers:

    Transfer Shower

    Tub with a fixed and folding seat

    If you would like to also provide roll in showers for persons with disabilities you could, but you must first provide the rooms without the roll in showers as stated in the chart. Any additional rooms provided with mobility features beyond the amount on the chart can have a roll in shower.

    Transfer shower

    Fixed Shower Seats

    There are also requirements for seats in showers.  In a typical installation that is not located in a transient lodging, the only shower that requires seats are the transfer showers.  If you provide a roll in shower or an alternate roll in shower, having a seat is optional.  If you do provide them then you must locate the shower controls close to the shower seat.

    But in a transient lodging you MUST install a shower seat no matter what type of shower you are providing.

    Part of the requirement is that the seat be fixed and either folding or non-folding, EXCEPT in a transient lodging room with a roll in shower.

    608.4 Seats. A folding or non-folding seat shall be provided in transfer type shower compartments. A folding seat shall be provided in roll-in type showers required in transient lodging guest rooms with mobility features complying with 806.2. Seats shall comply with 610.

    So what that means is that if you have a roll in shower that is not located in a transient lodging facility you can provide a seat that is fixed but not folding.

    Safe Harbors in Restrooms

    Wednesday, October 2nd, 2019

    Safe Harbors in Restrooms
    Safe Harbor is a provision that was adopted by the Department of Justice as well as the Texas Department of Licensing and Regulation where it allows an existing element that meets the original Standard to remain as it is even if it does not meet the new standards.  It can only remain a safe harbor as long as it is not touched.  Once it is remodeled, removed or relocated then it must comply with the new standards.
    Our newsletter gives a couple of examples of safe harbor provisions in restrooms.

    Toe clearance at toilet compartments

    The 2010 ADA Standards for Accessible design (and the 2012 TAS) requires that a 9″ high toe clearance be provided on two sides of the toilet compartments so that a person in a wheelchair can maneuver inside the stall and be able to exit.
    But the 1991 ADAAG (and the 1994 TAS) only required a toe clearance if the “stall” was less than 60″ deep.
    4.17.4 Toe Clearances. In standard stalls, the front partition and at least one side partition shall provide a toe clearance of at least 9 in (230 mm) above the floor. If the depth of the stall is greater than 60 in (1525 mm), then the toe clearance is not required.
     
    If you have a hard wall toilet compartment built prior to 2012 that is more than 60″ deep and 60″ wide, but no toe clearance, it is allowed to remain narrow.  It does not require the additional 6″ of width as the 2010 ADA does.
    This toilet compartment is 60″ wide but because it is longer than 60″ it does not require toe clearance

    “Alternate” Toilet Compartments

    There was a term in the original ADA standards that is no longer used: “Alternate stall”.  This was what we now call an ambulatory compartment but it was allowed to be used instead of a standard wheelchair accessible compartment if there was not room and only in alterations.
    4.17.3 EXCEPTION: In instances of alteration work where provision of a standard stall (Fig. 30(a)) is technically infeasible or where plumbing code requirements prevent combining existing stalls to provide space, either alternate stall (Fig. 30(b)) may be provided in lieu of the standard stall.

    These are the “alternate” stalls allowed in alterations

    The word “technically infeasible” is meant to imply that a variance would be required where a AHJ like The Texas Department of Licensing and Regulation is involved.  So in order to determine if the compartment is a “Safe Harbor” the variance that allowed it to be used would need to exist.

    “Ambulatory” Toilet Compartments

    In the 1991 ADAAG the “ambulatory” stall is described as a stall required when six or more stalls are provided.
    4.22.4 Water Closets. If toilet stalls are provided, then at least one shall be a standard toilet stall complying with 4.17; where 6 or more stalls are provided, in addition to the stall complying with 4.17.3, at least one stall 36 in (915 mm) wide with an outward swinging, self closing door and parallel grab bars complying with Fig. 30(d) and 4.26 shall be provided. Water closets in such stalls shall comply with 4.16. If water closets are not in stalls, then at
    least one shall comply with 4.16.
     
    So only restrooms with toilet compartments are required to also provide “ambulatory stalls”.  So if a mens’ restroom has three urinals and three toilet compartments, that would not add up to six “stalls” therefore an ambulatory stall would not be required.

    But in the 2010 ADA changed the wording to say:

    213.3.1 Toilet Compartments. Where toilet compartments are provided, at least one toilet compartment shall comply with 604.8.1. In addition to the compartment required to comply with 604.8.1, at least one compartment shall comply with 604.8.2 where six or more toilet compartments are provided, or where the combination of urinals and water closets totals six or more fixtures.
     
    So now, when a restroom has three urinals and three compartments, then one of the compartments would have to be an ambulatory compartment.

    So an existing pre-2010 ADA restroom with three urinals and three compartments and no ambulatory stall, is a safe harbor and can remain this way until it is remodeled.

     

    The ADA at 29 – Safe Harbors

    Tuesday, July 2nd, 2019

     

    Thanks to my friend Mike Griffin from Dallas Texas who suggested this great topic.  Hope you enjoy
    July 26, 2019 will be 29 years since the ADA was passed into law.  Since its first publishing there was one revision that happened in 2010.  When it was revised there were certain changes from the original.  But they added a provision that stated that when doing a renovation, the original requirements are still valid for existing conditions.  In other words if the elements are existing and compliant with the previous version of the ADA Standards, they may remain as they are and they will be considered compliant.  This is called a “Safe Harbor”.  This newsletter will explain the concept of a safe harbor and when you can apply it.
    Examples of a Safe Harbor
    The ADA defines a safe harbor as:
    (d) Relationship to Alterations Requirements of Subpart D 
     
    (2) (i) Safe harbor. Elements that have not been altered in existing facilities on or after March 15, 2012, and that comply with the corresponding technical and scoping specifications for those elements in the 1991 Standards are not required to be modified in order to comply with the requirements set forth in the 2010 Standards…
    Some examples of the things that changed that if left the way during a renovation will be considered compliant are:
    Side approach reach
     
    In the 1991 ADAAG, the unobstructed reach range to an operable part that is approached on the side was between 9″ to the lowest operable part to 54″ to the tallest operable part
    old side

    The 2010 ADA Standards raised the bottom reach to 15″ and lowered the top reach to 48″ a.f.f.

    So in an existing restroom, for example, if the paper towel dispenser operable part (the part you operate to dispense the paper towels) was mounted at 54″ a.f.f. , it would still be counted as compliant today.  It would even be counted as compliant when you remodel said restroom but do not touch the paper towel dispenser.

    Water Closet Clearance
     
    In the 1991 ADAAG, there were several ways that you could approach and transfer onto the water closet.  The figure below showed you the choices you had:
    As shown above, the lavatory was allowed to be inside the floor clearance of the water closet as long as it was 36″ from the side wall and it had a knee space at the sink.
    The new standard you are required a 60″ clear at the water closet floor space.  A lavatory or any other fixture is not allowed to overlap.
    So if an existing toilet room has the 1991 layout it will be acceptable and will be considered a safe harbor.  If the restroom is remodeled, then part of the new standards takes each element into consideration for requirements, and a change in one element will not trigger that the entire restroom be upgraded.  If all the fixtures are removed, then you would have to make it comply with the 2010 Standards, or file a variance if it is not technically feasible.
    This toilet room was built prior to 2012 and it has a 46″ clear floor space at the water closet.  This is an example of a safe harbor.

    Drinking Fountains

    In the 2010 Standards it is required to have a forward approach knee clearance for drinking fountains designed for people who use wheelchairs.  In the 1991 ADAAG it was allowed to have a parallel approach for the drinking fountains.
    So if there are any drinking fountains without a knee space, but the spout is no higher than 36″ a.f.f. then it is a “safe harbor” and compliant with the 2010 ADA Standards
    These drinking fountains don’t meet the requirements for the 2010 ADA Standards, but because they meet the 1991 ADAAG they are a safe harbor and are deemed compliant.
     
    What is NOT a Safe Harbor
    When the ADA Standards were revised, they included requirements that were not covered in the original document.  Those new requirements will not be part of the Safe Harbor provision.  In other words, if you have an existing element that was not covered in the original standard it is not “grandfathered” and it must be brought up to the new standards.
    Some of the examples are listed below:
    Playground equipment
     
    Existing playground equipment at parks or schools were never covered in the 1991 ADAAG.  Therefore existing playground equipment must be brought up to compliance “as it is readily achievable” according the the DOJ.

    Swimming Pools

    Another new element that was added in 2010 was swimming pools.  Again, existing pools are not “grandfathered” and will be required to be brought up to compliance.

    Accessible Hotel Rooms

    Wednesday, April 10th, 2019

    Transient Lodging

    The minimum number of guest rooms required to be accessible in transient lodging facilities is covered by section 224 of the 2010 ADA Standards. Scoping requirements for guest rooms with mobility features and guest rooms with communication features are addressed at section 224.2 and section 224.4, respectively.

    Accessible guest rooms are used not only by individuals using mobility devices such as wheelchairs and scooters, but also by individuals with other mobility disabilities including persons who use walkers, crutches, or canes.

    Guest rooms with communication features are used by persons that are visually and hearing impaired.
    Even knowing where to look does not always make it simple to understand the requirements.  This newsletter will give you some examples of the not so well known rules about Transient lodging.

    Roll in Showers

    #ADAFact: If there are less than 51 guest rooms in a hotel or dorm, you are required to have mobility rooms without roll in showers.
    This rule is very easy to miss because most of hotels have more than 50 guest rooms.  If you have less than 50, there are zero roll-in showers required.  But there are still required accessible bathing fixtures.  In a recent hotel review, I performed there were exactly fifty guest rooms.  I looked at the chart to see how many rooms with mobility features were required and saw that it was two.  But what I also noticed was that both of them could not have a roll in shower.  As a matter of fact, there is always a minimum number that is required without roll in showers.  So they could provide tubs or transfer showers instead.  See the chart below.

    If they are interested in providing a roll in shower as an option, they would have to add a third guest room with mobility features.

    Shower seats

    #ADAFact:  All showers in a “transient lodging” facility are required to have a wall or floor mounted folding seat.
    Generally, in the ADA Standards, the only showers that are required to have a seat are transfer showers.  There is one exception: “Transient lodging”
    608.4 Seats. A folding or non-folding seat shall be provided in transfer type shower compartments. A folding seat shall be provided in roll-in type showers required in transient lodging guest rooms with mobility features complying with 806.2. Seats shall comply with 610.

    When a roll-in shower has a seat , the controls will have to be located no more than 27″ from the seat wall
    controls in the roll in shower were located no farther than 27″ from the seat wall

    Dispersion

    #ADAFact:  At least one guest room (but no more than 10%) required to provide mobility features as described in the 2010 ADA shall also provide communication features.
    That means that you can’t have all your guest rooms with communication features in the mobility rooms.  But you are required to provide at least one of the rooms with both communication and mobility features.
    In addition, they have to be dispersed as described below:
    224.5 Dispersion. Guest rooms required to provide mobility features complying with 806.2 and guest rooms required to provide communication features complying with 806.3 shall be dispersed among the various classes of guest rooms, and shall provide choices of types of guest rooms, number of beds, and other amenities comparable to the choices provided to other guests. 
     
    Where the minimum number of guest rooms required to comply with 806 is not sufficient to allow for complete dispersion, guest rooms shall be dispersed in the following priority: guest room type, number of beds, and amenities. 
     
    At least one guest room required to provide mobility features complying with 806.2 shall also provide communication features complying with 806.3. 
     
    Not more than 10 percent of guest rooms required to provide mobility features complying with 806.2 shall be used to satisfy the minimum number of guest rooms required to provide communication features complying with 806.3.
    In the 1991 ADAAG this was not the case and some establishments made all the rooms with communication features the same as the rooms with mobility features.  Communication features must be available as soon as the guest arrives.  It is no longer allowed to have a device at the front desk for the guest’s to request.

    Here are some examples of communication features
    this is a hard-wired notification device for the hearing impaired.
    There typically is more communication rooms required than mobility rooms, and therefore some would be exclusively rooms with communication features.  Designers must be careful to make sure that they are providing 90% of the rooms with communication features without mobility features.

    Location of Diaper Changing Stations

    Friday, March 1st, 2019

    Diaper Changing Stations

    #ADAFact: Diaper changing stations must be compliant with the 2010 ADA section 902, and be able to be used by persons with disabilities.
     In this blog, we will explore the proper locations of a diaper changing station within the restroom, which will allow the technical requirements to be met without creating any other accessibility issues.

    The Location could affect Clear Floor Space

    One of the requirements is for the diaper changing station to have a forward approach knee space. The location of the table or counter must not have anything in front of it which will impede the forward approach
    This baby changing station does not have a clear forward approach because the toilet is in the way
    Can the diaper changing station be inside a toilet compartment?  Yes, as long as there is enough room for a forward approach. Even though it is not a violation to have the only diaper changing station in the accessible stall, it would be recommended that it be located so that most of the public can use it without having to wait for the stall to be freed up.
     
    The diaper changing station in the photo above is located in the toilet compartment_ but it has plenty of room after entering to have a forward approach

    The Location could affect Door Clearance

    When locating the diaper changing station on a wall within a single user restroom, it is important to locate it so that it is not in the way of the door maneuvering clearance.  The door should be able to swing clear of the diaper changing station like it is shown on the drawing below 
    Not only do we have to be concerned about the diaper changing station when it is closed, but also when it is open.  If the diaper changing station is left open and a person in a wheelchair wants to come into the restroom, they would have a hard time maneuvering through the door since there is not a clear 60 of floor space.

    the open diaper changing station is in the way of the
    60 inches of required clearance to enter the restroom
    this diaper changing counter is in the way of the 18 inches minimum required at the pull side of the door

     

    Possible Protruding Objects

    Depending on where the diaper changing counter is located it might be considered a protruding object when open (or closed).  If the person who might have been using it forgets to close it and a person who is visually impaired enters the restroom, if the counter is mounted so that the bottom edge is higher than 27″ a.f.f. then the counter will be an undetectable hazard and a protruding object. This was explained by TDLR in a  Technical MemoTM 2013-15 published in June 2013.
    This open counter is higher than 27″ a.f.f. and is located in the way to the toilet. Therefore, it is considered a protruding object

     
    The solution would be to either mount the counter so that the bottom edge is EXACTLY 27″ a.f.f. which provides the required knee clearance, but also allows it to be cane-detectable.  Or it can be relocated away from the circulation path.

    What are Detectable Warnings?

    Monday, February 4th, 2019
    #ADAFact
    Detectable warnings are only required at curb ramps located in the public right of way and platform boarding edges.
    Detectable warnings are used to assist persons that are visually impaired in detecting hazards along their wayfinding.  A person who is visually impaired uses a sense of touch to find their way.  Detectable warnings is one of those methods.  In the 1991 ADAAG, detectable warnings were described as having contrasting color and texture.  Contrasting color meant that it should have a different color than its surroundings (either light to dark or dark to light) and texture was achieved by using truncated domes. They were required at curb ramps and the edges between pedestrian and vehicular ways.
      But in the 2010 ADA Standards they were limited to only platform boarding edges.  The Public Right of Way Accessible Guidelines (PROWAG) and the 2012 Texas Accessibility Standards (TAS) also requires detectable warnings at curb ramps located within the public right of way.
    detectable warnings at the platform edge of a train stop
    This blog will give you the required regulations governing detectable warnings

    Platform Boarding Edges

    The ADA standards requires that detectable warnings be located along the boarding edges of trains or bus platforms.
     
    ADA 705.2 (train) Platform Edges. Detectable warning surfaces at platform boarding edges shall be 24 inches (610 mm) wide and shall extend the full length of the public use areas of the platform. 
     
    ADA 810.5.2 (Bus) Detectable Warnings. Platform boarding edges not protected by platform screens or guards shall have detectable warnings complying with 705 along the full length of the public use area of the platform.
     
    light rail boarding platform edge has a lightly colored detectable warning

    Public Rights of Way

    There are also requirements for public rights of way (located outside the property line). The federal standards are called the “Public Right of Way Accessibility Guidelines” (PROWAG).  These are still a draft and have not been adopted, although they are recommended.  In Texas, TDLR wrote in their administrative rules a set of guidelines for public rights of way.  Below is a brief summary of each.

    PROWAG state:

    R208 Detectable Warning Surfaces
    R208.1 Where Required. Detectable warning surfaces complying with R305 shall be provided at the
    following locations on pedestrian access routes and at transit stops:
    1. Curb ramps and blended transitions at pedestrian street crossings;
    2. Pedestrian refuge islands;
    3. Pedestrian at-grade rail crossings not located within a street or highway;
    4. Boarding platforms at transit stops for buses and rail vehicles where the edges of the boarding platform are not protected by screens or guards; and
    5. Boarding and alighting areas at sidewalk or street level transit stops for rail vehicles where the side of the boarding and alighting areas facing the rail vehicles is not protected by screens or guards.
    R305.1.4 Size. 
     
    – Detectable warning surfaces shall extend 610 mm (2.0 ft) minimum in the direction of
    pedestrian travel. 
     
    – At curb ramps and blended transitions, detectable warning surfaces shall extend
    the full width of the ramp run (excluding any flared sides), blended transition or turning space.
     
    – At pedestrian at-grade rail crossings not located within a street or highway, detectable warnings shall extend the full width of the crossing. 
     
    – At boarding platforms for buses and rail vehicles, detectable warning surfaces shall extend the full length of the public use areas of the platform.
     
    –  At boarding and alighting areas at sidewalk or street level transit stops for rail vehicles, detectable warning surfaces shall extend the full length of the transit stop.
     
    R305.2 Placement. The placement of detectable warning surfaces shall comply with R305.2.
     

     
    R305.2.3 Blended Transitions. On blended transitions, detectable warning surfaces shall be
    placed at the back of curb. Where raised pedestrian street crossings, depressed corners, or other
    level pedestrian street crossings are provided, detectable warning surfaces shall be placed at the
    flush transition between the street and the sidewalk.
     

     

    R305.2.4 Pedestrian Refuge Islands. At cut-through pedestrian refuge islands, detectable warning
    surfaces shall be placed at the edges of the pedestrian island and shall be separated by a 610 mm
    (2.0 ft) minimum length of the surface without detectable warnings
     

     

    TDLR AB Rules requires:

    These requirements are not located in the Texas Accessibility Standards, but rather in the TDLR Administrative Rules Chapter 68
    68.102. Public Right-of-Ways Projects
    (2) Curb Ramps-
    (A) At perpendicular curb ramps constructed within the public right of way, detectable warnings complying with TAS 705 at a minimum of 24″ in depth (in the direction of pedestrian travel) and extending the full width of the curb ramp shall be provided where the pedestrian access route enters a crosswalk or other hazardous vehicular area.


    (B) At parallel curb ramps constructed within the public right-of-way, detectable warnings complying with TAS 705 at a minimum of 24″ in depth (in the direction of pedestrian travel) and extending the full width of the landing shall be provided where the pedestrian access route enters a crosswalk or other hazardous vehicular area.

     

    (C) At diagonal curb ramps constructed within the public right-of-way, detectable warnings complying with TAS 705 at a minimum of 24″ in depth (in the direction of pedestrian travel) and extending the full width of the curb ramp or landing, shall be provided where the pedestrian access route enters a crosswalk or other hazardous vehicular area. Additionally, the department will allow the detectable warning to be curved with the radius of the corner.

    The detectable warning shall be located so that the edge nearest the curb line is 6″ minimum and 10″ maximum from the curb line.

    For more information about PROWAG and its requirements click on this link

    TABS (Texas Architectural Barriers online System)

    If you do work in Texas you should be aware that there is a new system for online registration and keeping track of the projects.  The  Texas Department of Licensing and Regulation has now created a system that eliminates most paper forms and makes many things cloud-based.
    The main differences are as follows:
    1) In order to register a project, you will have to create an account with TDLR here
    2) The TDLR registration occurs in the pull-down menu shown below.  You can also fill out the registration form and send it to your RAS for her to do it for you.

    3) If you register the project yourself, you must also upload the Proof of Submission Form, Owner agent form (if there is an owner agent) and a digital copy of the drawings

    4) when you register the project (or fill out the registration form), you will also be required to submit the square footage of the building.  If it is not a building, make your best faith effort to estimate it.
    5) Once you register the project you will be able to view results and other saved items in the online “file cabinet”
    In this new system you will be able to update information to the project, upload revised drawings, and check the status of the project.
    If you have any questions about this new system you can reach our office or TDLR directly.

    Accessible routes in a multi-story tenant space

    Friday, January 4th, 2019

    Accessible routes

    #ADAFact
    The accessible route for people with disabilities must be located so it coincides with the route that everyone else will be taking.
    This is the basic tenet of the ADA is for equal access.  The scoping lets us know:
     
    206.3 Location. Accessible routes shall coincide with or be located in the same area as general circulation paths. Where circulation paths are interior, required accessible routes shall also be interior
     
    In other words, if a route is through the front door, and the front door is not accessible, we are not allowed to make someone in a wheelchair go to the back door to enter the building.
     
    This photo shows two entrances: one up some stair (not accessible) and one on the ground (accessible) and both are located in the same location.  This is a good solution to the location of the accessible route coinciding with the general route.

     

    Accessible route in a multi-tenant space

    The second part of the statement tells us that if the general route is on the interior, the accessible route must also be on the interior.  This means that if we have a two-story space with an interior stair, the accessible route should also be on the interior of the space.    The ADA has a requirement when providing a new stair in a space:
    206.2.3.1 Stairs and Escalators in Existing Buildings. In alterations and additions, where an escalator or stair is provided where none existed previously and major structural modifications are necessary for the installation, an accessible route shall be provided between the levels served by the escalator or stair unless exempted by 206.2.3 Exceptions 1 through 7.
     
    This means that if you have two levels that were not connected together at the time of new construction, but they will be connecting by adding a stair as part of an alteration, then an accessible route connecting the two floors (and located in the same area) will have to be provided.

    this is a two-story store with an interior stair. An elevator would be required inside the store as well
    So If there is an office building with a tenant that would like to lease two floors and connect them with an internal stair, they would be required to also provide an elevator or a ramp connecting the stories.  If the building already had an elevator in the core, this would not be able to be used since the elevator is outside the tenant space.  The new elevator would have to be located within the tenant space.

    this office building has an internal ramp that connects two stories
    The exception mentioned in the last sentence of the standard describes some buildings that are not required to connect the floors together even if there is a new stair provided.  Read my past newsletter about the elevator exception here

    TDLR Technical Memo

    The Texas Department of Licensing and regulation issued a technical memo that explains their position on this issue.
    Click here to see the memo

    What if we can’t make a building comply?

    #ADAfact
    If it is technically infeasible or not readily achievable to provide access to persons who use wheelchairs, we are still required to provide accessible elements to people with other disabilities such as persons who are visually impaired, or hearing impaired or other mobility challenged who use a walker, crutches and other devices

    December 2018: Drinking Fountains for children with disabilities

    Tuesday, December 4th, 2018

    Drinking Fountains-overview

     Most of the dimensions found in the ADA are for adults.  There are a few technical requirements that are for children.  One of them is for drinking fountains.  What gets confusing is that the requirements listed are for adults.  So how do we incorporate the children’s drinking fountains in our design?

    Scoping:

    The requirement for drinking fountains are found in the ADA section 211.  They pertain to drinking fountains located on the exterior as well as the interior of the facilities

    The minimum number of drinking fountains that must be provided are two.  One of them must be for a person in a wheelchair and one must be for a standing person, or a person that cannot bend down.

    these two drinking fountains are located so that the spout of one is at the height for wheelchairs and the spout of the other is for standing persons

    There is an exception that allows us to use a single drinking fountain that has a low spout and a high spout can be used instead of two separate ones.

    This clarification tells us that the two drinking fountains required to be provided do not have to be in the same location.  So as long as you have the proper number in the facility, you are compliant.

    Approach

    Drinking fountains are required to have a  30″x48″ clear floor space with a forward approach knee space and centered on the unit.

     

    The 30″ width must be centered on the drinking fountain

    the clear floor space must be provided as a forward approach and the drinking fountain should have a knee and toe clearance so that the clear floor space can be located under the unit

    There is one exception for children.   A parallel approach is permitted at units for children’s use where the spout is 30 inches  maximum above the finish floor or ground and is 3½ inches  maximum from the front edge of the unit, including bumpers.

    a 30 inch x 48 inch clear floor space positioned for a parallel approach as long as the spout is no farther than 3 1/2 inches from the front of the unit and the spout is no higher than 30 inches a.f.f.

    This exception gives us guidance that it is allowed to use a children’s height drinking fountain instead of an adult height wheelchair drinking fountain.  So if you are providing the two minimum number of wheelchairs required in the scoping, one must be for an adult standing and one can be for a child.  You are not required to provide a third drinking fountain for an adult in a wheelchair.

    These drinking fountains would be acceptable for both children and for standing people. The spouts would have to be at the proper heights, but no additional adult wheelchair accessible drinking fountain would be required

    It is recommended that you do provide an adult wheelchair drinking fountain if your facility will have both adults and children as the primary users.  But if you have a pre-school with drinking fountains for children in the classrooms, these can be counted as your 50% of the required drinking fountains.

     

    Polling and Voting Places

    Thursday, November 1st, 2018

    Polling and Voting Places
    The mid-term elections are being held this month. Because voting happens every few years, the places where people vote are only temporary. Even though the polling centers are only temporary, they are providing a “government program” which has to be made accessible under Title II of the ADA. When someone votes, the service that the government is providing must be equal and available to everyone, including persons with disabilities. The voter who is disabled must be able to have the same privacy as everyone else. The voter who is disabled must have access to the same ballot and the same method of voting as everyone else. So how does a polling place provide this access?

    The ADA website has a pamphlet that they put out in 2004 that explains how to provide access even when the polling place is only temporary. The Election Assistance Commission has a video that is also helpful for polling places to provide access.

    In a nutshell, the following items need to be provided to the best of their ability, unless it is not feasible and then other accommodations should be provided to ensure that all voters, disabled or not, can cast their ballot:

    1. Accessible parking or passenger drop off should be available

    2. An Accessible route to the entrance

     

    3. An accessible entrance to the voting site

     

    4. A route free from hazards

    5. Counter or table where the voting is taking place should be between  in height and a forward approach knee space should be provided

     

    Everyone should go to their polling places and make sure there are facilities that are accessible for voters in wheelchairs, voters who are visually impaired as well as hearing impaired. Let’s try and make this election an accessible one.