1. Ground level play components: A playground equipment that is accessed from the grounds.  Some examples of ground level play components are  spring rockers, swings and diggers
2. Elevated play components: A playground equipment that is accessed above the grounds. Some examples of elevated play components are slides and monkey bars.
3. the accessible route: An uninterrupted path of travel that connects the entry and exit of play components.  A 60″ wide accessible route must be provided.  The running slope should be no steeper than 1:16 and the cross slope no steeper than 1:48.
4. Use zones: The ground level area beneath and immediately adjacent to a play structure or play equipment that is used for  circulation around the play equipment and where it is predicted that a user would land when falling from or exiting the play equipment.

The number of play components that must be on an accessible route is determined by how many “elevated components” are provided.  There is a table in the ADA that we use to determine that number. But a minimum of one of each type of ground level component should be provided.

This table sand box is considered a ground level play component and will require knee and toe clearances for children with wheelchairs to have access

Activity Centers are an example of ground level play component.  An accessible route should be provided at the entry and exit.  In addition a turning space inside the component and elements within children’s reach ranges should also be provided

Swing sets are also ground level play components.  This picture shows a ground surface that is more stable, but wood chips are also acceptable.

For elevated play components 50% must have either a ramp or a transfer system to access them and be on an accessible route.  Ramp runs should have a running slope no steeper than 1:16 and the rise of any ramp shall be no more than 12″ and, where required, handrails must also be provided.  Handrails at these ramps do not require an extension at the top and bottom.

This ramp connects elevated play components. The handrail provided must be between 20″-28″ a.f.f.

This photo shows both a platform on one side and a transfer step on the other

A transfer platform should be between 11″-18″ a.f.f. and should have a clear floor space that is 48″ long centered on the platform

Children with mobility issues will use their upper body to climb the steps once they reach the platform

Besides the accessible route and play components, use zones must be provided adjacent or below the playground equipment.  They should have a ground surface that complies with ASTM F1292 (1999 or 2004 edition).

This playground shows the ground surface that complies with ASTM 1292

Interior play areas and soft contained play structures

The play structures and play areas that are located in restaurants and shopping centers must also be accessible.  Accessible routes connecting the different play components must be provided.  A transfer system is the most common means of access.

This play structure does not have the required transfer system.  A child with disabilities would not be able to enter the structure.

The play components in this play area are considered ground level components and only require an accessible route to the entrance and exit of the component.  If there are any operable elements, they should be within reach range.

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Disney Impresses with Accessibility

Inspector’s Corner

July 26th, 2015 was the 25th anniversary of the ADA.  On July 23rd the AIA Dallas organized an awareness day exercise called “Wheelchair in A Day” where we asked 10 architects to sit in a wheelchair and record their experiences throughout the day.  The day was a huge success and the stories they retold were so important.  This newsletter will give you a few examples of the participants.

Thank you to Bob Bullis, AIA; Beth Brandt, AIA; Daivd Dillard, FAIA; Bob Borson, AIA; Peter Darby AIA, Laurel Stone, Amanda Adler, Jason Dugas, AIA for participating and for sharing your experience with the rest of us!

Traveling by Airplane on a wheelchair

AIA Dallas President Bob Bullis, AIA participated in the “Wheelchair for a Day” event.  He had a meeting in Houston which he decided to keep.  So he flew in his wheelchair and tweeted about his experience.  We asked him what was his biggest challenge.  He told us about his trials with TSA….and I will not get into the “search” pat down he received…Southwest Airlines was very accommodating, and allowed him to remain in the chair so he could experience what it was like.  He got to go to the front of the line and board first.

He liked the feel of the Terrazzo flooring the best….easier to push on.  But noticed that even the slightest slope was hard to navigate

Being in the office and going out to lunch

Two architects experienced their day in a wheelchair: Bob Borson, AIA and David Dillard, FAIA

Bob Borson, AIA experienced his day in the office doing his typical duties: making copies, taking drawings from his car to his desk, and even going out to lunch.  All a very eye opening experiences….read his blog post for a more detailed account

I bet Bob was glad that the doors of his office had the proper widths and maneuvering clearances 

When Bob wen out to lunch here is what he experienced 

“Next challenge? Going out to lunch. Again, long arms to the rescue, but I am acutely aware of how freakishly long my arms are and as a result, I am acutely aware of how difficult going through a cafeteria line would be for people who don’t have the physical proportions of a simian. “ 

Taking the tray back to his table was a big challenge…glad he didn’t drop his food!

when he got to his table he noticed that there was no place for a wheelchair except at the end….he made everyone move and find a better table (It’s good to be the boss)

David Dillard, FAIA also stayed in his office and also experienced his daily routine in a wheelchair.  Meetings are easier when you are the designer of the office and make accommodations…Good job David!

David also had doors he had to maneuver…although his experience was different since he had an electric wheelchair

The City of Dallas didn’t plan properly the locations of stop signs and fire hydrants.  David found them right in the middle of his accessible route.  I bet those were fun to maneuver.

At lunch they found a restaurant with a wheelchair lift that accommodated him so he could dine with his colleagues

Experiences like these makes architects and designers more sensitive to the people they are designing for.

Taking public transportation

The last example was of our friend Peter Darby, AIA who decided to spend his day in a wheelchair navigating the public transportation system in the City of Dallas

Peter rode in buses, light rail, taxis and even Uber

“Quite a few impediments today. Blocked, Crooked pavements or sidewalks to nowhere! “

He experienced getting onto light rail via ramps

And buses

Getting assistance from rail operators

It takes so much longer to get from point A to point B when you are in a wheelchair taking public transportation, but most people with disabilities, especially visually impaired people use public transportation to get around.  It is so important that we have these accommodations to enable them to be independent and as sense of dignity and empowerment.

Upcoming Continuing Education Opportunities

August 7, 2015 Accessibility Professionals Association Regional training Plano, Texas

8:00 – 10:00 am- Difference between TAS and ADA Standards- 2 CE/LU/HSW

10:15 am -11:15 pm-  Retail Stores and Spaces- TDLR 1 CE #13464, AIA #155 1 LU/HSW- Detail Review of Retail Spaces Barrier Removal;Common errors; Path of Travel Requirements; Retail Accessible Parking and Accessible Routes,

August 13, 2015 Metrocon 15

An ADA Case Study of Existing & Remodeled Interiors
11:00 a.m. and 1:00PM

If you are interested in Building Code seminars check out my colleague Shahla Layendecker with SSTL Codes

If you want to learn more about these standards, be sure to check out my books:

“The ADA Companion Guide”  “Applying the ADA” published by Wiley. 

 

 They are available for sale now. (also available as an e-book)

If you have any questions about these or any other topics, please feel free to contact me anytime.

Marcela Abadi Rhoads, RAS #240
Abadi Accessibility
214. 403.8714
marhoads@abadiaccess.com
www.abadiaccess.com

Useful Links

 

My family and I just finished our first family vacation to Disney World!  It was amazing to me how accessible it was.  There were so many people using wheelchairs and other mobility aids, not to mention people that had temporary mobility issues and even baby strollers.  I decided to document some of the new requirements in the 2010 ADA for amusement parks. I was very impressed with Disney for how sensitive and accommodating their parks were for persons with disabilities.

In this newsletter we will discuss the basic requirements that the 2010 ADA Standards require when building a new amusement park or renovating an existing.  An existing amusement park rides are exempted from having to comply.  If you want further information, refer to “Applying the ADA” chapter 7 which is an entire chapter on accessible amusement parks.

Common use areas at the Park

As any public accommodation, an amusement park has common areas that are open to the public which will have to comply.  At Disney World, this was achieved beginning with their transportation and throughout the park.  They had accessible bus stops, restrooms, accessible ramps throughout the park as well as accommodation at restaurants and other public areas.

Designated bus stop loading areas are available at every bus stop 

Every bus is equipped with areas designated for wheelchairs

Accessible restrooms were located everywhere in the park

Ramps were located along all routes, making them all accessible

Pool lifts and other means of entry were located in swimming pool areas at their resorts 

Accessible dining surfaces were available throughout the park

Several of the attractions in Disney World are shows.  They also had accessible seating and companion seating available at almost every show.

Accessible Amusement Rides

The 2010 ADA has an entire section devoted on creating accessible amusement rides.  The scoping states:

234.2 Load and Unload Areas. Load and unload areas serving amusement rides shall comply with 1002.3.

234.3  Minimum Number. 

 – Amusement rides shall provide at least one wheelchair space complying with 1002.4

This ride has a ramp that deploys and allows a person in a wheelchair to enter the ride. 

This photo shows an accessible loading area onto a boat ride

This photo shows the person in a wheelchair in the designated seat for persons with disabilities.

This is a train ride with a space for the wheelchair 

Companion seats are provided for the designated wheelchair spaces 

– or at least one amusement ride seat designed for transfer complying with 1002.5, 

– or at least one transfer device complying with 1002.6.

EXCEPTIONS: 

1. Amusement rides that are controlled or operated by the rider shall not be required to comply with 234.3.
2. Amusement rides designed primarily for children, where children are assisted on and off the ride by an adult, shall not be required to comply with 234.3.
3. Amusement rides that do not provide amusement ride seats shall not be required to comply with 234.3. 

 The technical Standards have requirements for the following elements of the amusement rides.  They are very detailed and we encourage you to read up on them if you are designing amusement rides.

1002.2 Accessible Routes.  An Accessible route will have to be provided to the loading and unloading area

1002.3 Load and Unload Areas.

Here is a video showing how the load unload areas work

1002.4 Wheelchair Spaces in Amusement Rides

Here is a video showing a spot for the amusement ride together with companion seating next to each other

1002.5 Amusement Ride Seats Designed for Transfer.

1002.6 Transfer Devices for Use with Amusement Rides.

Kudos to Disney World for their commitment to persons with disabilities!

Upcoming CEU opportunities

August 5th- “Applying the ADA and TAS: Avoiding common violations” at AIA Dallas

August 14- “Avoiding ADA Violations during Construction” Metrocon in Dallas Texas

Sponsored by Accessibility Professionals Assocation

August 19- “Applying the ADA in Existing Buildings” Webinar for Green CE

September 9- Procrastinator’s Day Barrier Free Seminar at AIA Dallas

November 6- Early Bird Three Hr Seminar: Applying TAS in Existing and Renovated Buildings” at the TSA Convention in Houston Texas

We are celebrating our 10th year of service to the building industry as a Registered Accessibility Specialist!  Mention this newsletter and receive 10% off your next review or inspection.

If you want to learn more about these standards, be sure to check out my books:

“The ADA Companion Guide”

“Applying the ADA” published by Wiley. 

They are available for sale now. (also available as an e-book)

If you have any questions about these or any other topics, please feel free to contact me anytime.

Marcela Abadi Rhoads, RAS #240
Abadi Accessibility
214. 403.8714
marhoads@abadiaccess.com
www.abadiaccess.com

 

The Americans with Disabilities Act became the civil rights law for disabled Americans in 1990.  Ever since then, the disabled community has been able to get jobs, enjoy independence and become productive members of our society.  The ADA is organized in five “titles”.  In this post we will focus on the Title III which requires that places of public accommodation and commercial facilities be made accessible to persons with disabilities.  We will also touch on Title I which states that a business cannot discriminate against a person with disabilities when they are hiring or firing.  They can’t decide not to hire someone or fire someone based on their disability.  In essence the ADA makes sure that persons with disabilities get treated equally.  So how does a building owner and landlord comply?

Part of the ADA required that places of public accommodation and commercial facilities be made accessible to persons with disabilities.  By this mandate, building owners had to make their buildings, new or existing accessible.  This requirement was sometimes more difficult than was first thought.  For newly constructed buildings, they had to make sure that their architect and contractor understood the requirements otherwise their building would not be in compliance and there could be a risk of complaints or worse, a law suit.  Ultimately it is the building Owner’s responsibility to make sure things comply, therefore hiring architects, interior designer and contractors that understand the rules, is a huge help.

There are different rules for new construction and remodels.  The rules for new construction are a bit simpler.  Whatever you build must be in compliance. It only gets complicated if the new constructed areas are spaces that are not required to comply.  Some examples of areas that do not require accessibility are mechanical rooms, telephone equipment rooms and electrical rooms.  These are exempted based on the fact that they are considered “machinery” spaces.  Those are spaces that only have equipment inside and only periodically gets monitored by an employee.

Another area of confusion during design and building are employee areas.  Employee areas are not necessarily excempted from having to comply.  I hear a lot of building owners say “nobody will ever go back there” when they speak of employee areas.  They are correct in making the statement because customers may not necessarily be allowed to go to an exclusively employee or staff area.  But what it is not clear is that their employees and staff will be going “back there” and using the facility.  This is where Title III of the ADA gets intermingled with Title I.  Title III recognizes that not every employee will need the facility to be accessible at the time construction is complete and that the business may not have a disabled person working there.  Therefore they are not required to provide accessible “work areas” or areas where the work is happening at the time the project is finished.  As soon as a disabled person wants to work there, or if (G-d forbid) an employee becomes disabled while working there, accommodations will have to be provided.  Thus the work areas are exempted from the Title III of the ADA except for the ability to approach the area, enter the area and exit the area.  For example, if there is a stock room or a copy room in an office space, those are considered work areas and only require approach, enter and exit.  The elements within the space, such as counters and shelving or even sinks,  will not be required to comply.

But it is not ALL employee areas.  This exemption is only allowed to be taken for work areas.  Therefore employee restrooms or employee break rooms are not exempted and must be accessible.  The reason is that these spaces are not part of the job description, but rather where they take breaks from work.  Private offices that have restrooms inside them, are also exempted for certain elements.  The restroom should have the proper clearances, but grab bars, knee space at sinks and knee spaces at sinks will not be required at the onset.

The next type of construction is an alteration.  This type of construction is a bit more complicated to decide what is required and what is not.  The first thing one has to determine is what area of the building is being remodeled or altered.  Does the area contain a primary function of the space?  If it does not, such as a restroom or a storage room for example, then only the new elements must comply.  So if a new paper towel dispenser in a restroom is getting added, or even if an entire restroom is getting remodeled, only the restroom must comply and nothing else outside the restroom, including the entrance to the restroom.  But if the answer is that yes, the area being altered contains a primary function, then the new elements and spaces must comply but in addition to the new elements, existing path of travel from the main entrance of the building must also comply.  If the existing path of travel contains restrooms, drinking fountains and public telephones, those also must comply with the ADA Standards.  In Texas, the Texas Accessibility Standards added parking to the list. Therefore the parking that serves the altered area must also be in compliance.

There is a new exception to this rule of the path of travel.  If the building owner is leasing the space to a tenant and the tenant is the one who is paying for the finish out, then the path of travel elements within the building that leads to the tenant space does not have to be brought up to compliance if they don’t already comply.   If the landlord pays for any of the tenant finish out via an allowance or any other financial means, then the same rules apply for the alteration of a primary function and the path of travel elements will have to be brought up to compliance.  Also, if the facility and the elements along the path of travel comply, but they comply with the old Standards (1991 ADAAG or 1994 TAS), then those are considered a “safe harbor” and also do not have to be brought up to compliance.

If during the alteration, it is discovered that the upgrade to the elements found along the path of travel would cost more than 20% of the total construction cost, the Department of Justice considers it “disproportionate”.  Due to disproportionality, the DOJ allows a postponement to the upgrades.   If the upgrades will be postponed, the DOJ requires that certain things be done in a certain priority level.  Costs that may be counted as expenditures required to provide an accessible path of travel may include:

1) Costs associated with providing an accessible entrance and an accessible route to the altered area, for example, the cost of widening doorways or installing ramps;

2) Costs associated with making restrooms accessible, such as installing grab bars, enlarging toilet stalls, insulating pipes, or installing accessible faucet controls;

3) Costs associated with providing accessible telephones, such as relocating the telephone to an accessible height, installing amplification devices, or installing a text telephone (TTY); and

4) Costs associated with relocating an inaccessible drinking fountain.

The DOJ has established a priority list of items that are required to comply and what priority to give them.  A building owner may not decide to fix the door hardware of interior doors before they fix the main entrance.  In choosing which accessible elements to provide, priority should be given to those elements that will provide the greatest access, in the following order:

(1) An accessible entrance;

(2) An accessible route to the altered area;

(3) At least one accessible restroom for each sex or a single unisex restroom;

(4) Accessible telephones;

(5) Accessible drinking fountains; and

(6) When possible, additional accessible elements such as parking, storage, and alarms.

Sometimes the best efforts finds that access cannot be accomplished because existing structural conditions would require removing or altering a load-bearing member that is an essential part of the structural frame or because other existing physical or site constraints prohibit modification.  In those cases, speaking to local authorities and the DOJ to get a variance or waiver might be the proper action to take.  But even if it is not possible to provide access for wheelchair users, the building owner is still required to make sure other disabilities are accommodated.  Accommodations in buildings should be provided for the visually impaired, hearing impaired and people with other mobility issues such as walkers, crutches and braces.

With all the complicated rules and regulations that we might encounter during the design process, it is important to keep in mind the big picture.  What was the reason for all this extra effort?  Before the ADA was enacted, a person with disabilities was relegated to stay home or in an institution.  They depended on others for transportation and for every day tasks.  The ADA was enacted to  encourage and promote the rehabilitation of persons with disabilities, to eliminate unnecessary architectural barriers for persons with disabilities, to not restrict the ability to engage in gainful occupation and to not restrict the ability to achieve maximum personal independence.  As building owners we must keep in mind our customers and how at the end of the day we are opening our doors to a large portion of the population that wasn’t thought of before.  And the struggle will continue as Americans age and as more of us become disabled.  But these guidelines are universal.  When we remove barriers for one group, we are essentially removing barriers for everyone.  And the more architectural barriers we remove, the more cultural and social barriers we remove as well.

This post was published in the CREST Publications’s Network Magazine September 2012 edition