Kevin K - Abadi Access - Page 10 of 15 Abadi Access

The Texas Department of Licensing and Regulation requires that commercial projects that are over $50,000 in construction cost get a third party plan review as well as inspection. During inspections I often see violations that tend to occur more often than others. In this newsletter you will find three examples of items that happen often enough where I think it would be important to bring it to your attention. Hope this prevents these violations to happen to you.

Door Hardware

Herculite doors are very popular in office buildings. The door hardware varies in location and size. Some of the hardware that we see are vertical handles that will sometimes reach the floor.

This door has vertical handle that almost reaches the ground.

The 2010 ADA and the 2012 TAS require that the bottom surface of swing doors have smooth surfaces up to 10″ a.f.f. on the push side.

404.2.10 Door and Gate Surfaces. Swinging door and gate surfaces within 10 inches (255 mm) of the finish floor or ground measured vertically shall have a smooth surface on the push side extending the full width of the door or gate. Parts creating horizontal or vertical joints in these surfaces shall be within 1/16 inch (1.6 mm) of the same plane as the other. Cavities created by added kick plates shall be capped.

When the door hardware extends to the ground, or below 10″ a.f.f., the door would not have a smooth surface.

Shell building finish out

When I inspect empty shell buildings at strip shopping centers or office parks, I inspect elements that are new and installed. Since there are no tenants at the point of the inspection, the entry door that is provided is only inspected for slopes and heights at threshold. The location of the parking spaces in relation to the doors that are provided is also inspected, since the ADA and TAS require that the accessible parking space is located at the shortest distance to the door.

208.3.1 General. Parking spaces complying with 502 that serve a particular building or facility shall be located on the shortest accessible route from parking to an entrance complying with 206.4. Where parking serves more than one accessible entrance,parking spaces complying with 502 shall be dispersed and located on the shortest accessible route to the accessible entrances.

In this shell building the accessible parking spaces are located at the shortest accessible route to just one door. Since there are several entrances, the parking spaces should be dispersed.

As tenants move in and new doors are added, parking spaces may be in violation of the proximity to the entry. Every time a new tenant moves in and alters his space, the inspection will include the existing parking that might have already been inspected during the shell building inspection. The existing parking might be a violation to an already inspected building if the location is not the shortest route to the entry.

The accessible parking space in this shopping center is located in front of one tenant space. There are other doors which imply that new tenants will move in and therefore the parking for those will be in violation.

Handrail extensions

Many times I see new ramps get built into existing sites. ADA and TAS require that ramp handrails extend 12″ on the top and bottom of the ramp.

505.10 Handrail Extensions. Handrail gripping surfaces shall extend beyond and in the same direction of stair flights and ramp runs in accordance with 505.10.

EXCEPTIONS: 1. Extensions shall not be required for continuous handrails at the inside turn of switchback or dogleg stairs and ramps.

2. In assembly areas, extensions shall not be required for ramp handrails in aisles serving seating where the handrails are discontinuous to provide access to seating and to permit crossovers within aisles.

3. In alterations, full extensions of handrails shall not be required where such extensions would be hazardous due to plan configuration

Many times the handrail extension is not done correctly. I typically see them turning the corner.

This ramp handrail does not extend 12″ beyond the ramp run, but instead it turns to avoid projecting into the existing sidewalk. Because this is a new ramp, during design there would have been an opportunity to give enough room for the ramp handrail extension.

As you can see in this picture, there is a level on the sidewalk. This indicates a slope which is part of the ramp. The handrails were not extended all the way to the end of the ramp run on this ramp.

The hand rail extension is located just shy of the end of the ramp run in this ramp.

Need CEUs

Green CE live Webinar June 7th 12:00 p.m. “Applying the ADA on Existing Buildings”

On Demand Webinar: “Understanding the 2010 ADA Standards for Accessible Design”

On Demand webinar “How Accessible is Your work place?”

On Demand webinar “ADA and Residential Facilities”

On Demand webinar “Applying the ADA on Existing and Altered Buildings”

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.

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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

Employee Work Areas

Monday, May 2nd, 2016

A work place can be complicated to understanding as it pertains to the requirements for accessibility. Some spaces in work areas are exempted while some require full access. Because the ADA requires that a person with disabilities is given the same opportunity to seek employment, an employer may not decide that his establishment will not employ persons with disabilities, and therefore will not make the work areas accessible. So what does the ADA require the employer to provide?

This newsletter will give an overview of what requirements exist in the ADA about work areas and when the ADA Standards apply.

Work Areas

According to the ADA the definition of an employee work area is:

Employee Work Area. All or any portion of a space used only by employees and used only for work. Corridors, toilet rooms, kitchenettes and break rooms are not employee work areas.

Work Area Equipment. Any machine, instrument, engine, motor, pump, conveyor, or other apparatus used to perform work. As used in this document, this term shall apply only to equipment that is permanently installed or built-in in employee work areas. Work area equipment does not include passenger elevators and other accessible means of vertical transportation.

Per the 2010 ADA Standards for Accessible Design:

203.9 Employee Work Areas. Spaces and elements within employee work areas shall be designed and constructed so that individuals with disabilities can approach, enter, and exit the employee work area.

An example of a work area that only requires an approach, enter and exit would be a janitor’s closet. Elements within the janitor’s closet such as the faucet for the mop sink will not be required to comply.

An exam room is partially a “work” area and partially a “patient” area. The area that is only used by the doctor (the sink) will be exempted from having to comply.

Employee work areas, or portions of employee work areas, other than raised courtroom stations, that are less than 300 square feet and elevated 7 inches or more above the finish floor or ground where the elevation is essential to the function of the space shall not be required to comply with these requirements or to be on an accessible route.

This toll booth is less than 300 s.f. and elevated more than 7″ a.f.f. and therefore do not require an accessible route to it or the ability to approach it and enter it.

The Standards sometimes provide additional guidance through “advisories”. These are NOT requirements, but they are suggestions that might make your design a better one. Below are some of the advisories on work areas:

Advisory 203.9 Employee Work Areas. Although areas used exclusively by employees for work are not required to be fully accessible, consider designing such areas to include non-required turning spaces, and provide accessible elements whenever possible.

Under the Title I of the ADA, employees with disabilities are entitled to reasonable accommodations in the workplace; accommodations can include alterations to spaces within the facility. Designing employee work areas to be more accessible at the outset will avoid more costly retrofits when current employees become temporarily or permanently disabled, or when new employees with disabilities are hired.

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In addition to approach, enter and exit, the employee work area shall also comply with the following sections of the ADA Standards: 206.2.8, 207.1, and 215.3. These will be explained in detail below.

206.2.8 Employee Work Areas. Common use circulation paths within employee work areas shall comply with 402.

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The circulation path should meet the requirements for ADA Section 402 which includes a minimum 36″ width along the circulation path.

EXCEPTIONS:

1. Common use circulation paths located within employee work areas that are less than 1000 square feet (93 m2) and defined by permanently installed partitions, counters, casework, or furnishings shall not be required to comply with 402.2.

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This employee work area is less than 1,000 s.f. and therefore the step is allowed

Common use circulation paths located within employee work areas that are an integral component of work area equipment shall not be required to comply with 402.3.

This commercial kitchen has equipment that is an integral part of the work area. The 36″ min. circulation path in this space is not required to comply due to the location of the work area equipment.

Advisory 206.2.8 Employee Work Areas

Exception 2. Large pieces of equipment, such as electric turbines or water pumping apparatus, may have stairs and elevated walkways used for overseeing or monitoring purposes which are physically part of the turbine or pump. However, passenger elevators used for vertical transportation between stories are not considered “work area equipment” as defined in Section 106.5.

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An accessible route/circulation path up to the elevated walkway used to monitor work area equipment is not required to be provided.

Common use circulation paths located within exterior employee work areas that are fully exposed to the weather shall not be required to comply with 402.

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A dumpster is considered an extension of a work area. Although a circulation path within the work area might be required, because the dumpster is located on the exterior and fully exposed to the weather, a circulation path will not be required.

Advisory 206.2.8 Employee Work Areas Exception 1. Modular furniture that is not permanently installed is not directly subject to these requirements

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The modular furniture in an open office is not required to be installed so that there is a minimum 36″ width is provided. They are essentially exempted from having to comply (unless they are permanently attached to the ground or wall)

207.1 Employee work areas are required to have an accessible means of egress per the requirements in the IBC

215.3 Employee Work Areas. Where employee work areas have audible alarm coverage, the wiring system shall be designed so that visible alarms complying with 702 can be integrated into the alarm system.

Employee Areas that are not work related

The requirements thus far have been for areas that are considered part of the “work” areas in a space. But there are other areas that are also part of an employee area, but are not related to the work they perform. Those areas that are NOT related to their job description will not be exempted and must comply. Below are a few examples of areas that might be for employees only, but must be fully compliant with the Standards:

Break Rooms

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The sink in this break room and the height of the counter are required to comply. The microwave shown in this photo is not permanently attached and therefore the reach range is not required to comply.

LEED Showers for employees

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Some showers that are accessed through a private office have less requirements. But if it is a common use shower for all employees to use, then they must comply with section 608

Employee Restrooms

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All restrooms including employee restrooms must comply with the requirements in Sections 603-606

Employee Locker Rooms

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The lockers as well as the bench in this locker/dressing room must comply with the Standards

Employee dining counters

5% of the dining counter is required to be between 28″-34″ a.f.f. and provide a knee space like the photo above.

Employee parking

Parking that is designated for employees should have accessible spaces as well.

Vocational schools where they teach how to use certain “work area equipment” is not exempted. Because it is considered a “public accommodation” , the equipment or access to it will have to be provided. Sometimes that is not reasonable, and at that situation, the school will have to get a variance from TDLR or provide reasonable accommodations for the students with disabilities

Barrier Free Day in Dallas Texas

Experience what it is like to have a disability and be in a work space. The AIA Dallas Codes and Standards Committee is having their annual Barrier Free Day this May 5th. If you would like to participate, please sign up today. If you would like to just get a 1 hr. Barrier Free CEU, join us at the happy hour where participants will share their experience of their day with a disability.

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Need CEUs

May 5th- Barrier Free Day Panel Discussion 5:30-7:30 at the Eberhard 2107 N. Henderson Dallas Tx 75206 1 hr. HSW Barrier Free CEU

May 23-27th Building Industry Professionals: University of Texas at Arlington 416 Yates Street Arlington, TX 76010

May 24th: Legal and ADA issues of Practicing Architecture at Building Industry Professionals Conference, Arlington Texas

On Demand Webinar: “Understanding the 2010 ADA Standards for Accessible Design”

AIAU “Applying the ADA on Existing Buildings”

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

Designing for Children in the ADA

Friday, April 1st, 2016

the 2010 ADA Standards for Accessible Design now requires that elements like toilets and drinking fountains be designed for children with disabilities. The requirements are not easy to find, and some of the requirements either don’t make sense or they are confusing to understand. This newsletter will address some of the requirements and will shed some light on the confusing standards.

604.9 Toilets and Toilet compartments

If toilets and toilet compartments are meant to be used by children, the Standards provides suggestions and guidance in lieu of using the “adult” guidelines. The guidelines for children’s toilets are found in ADA/TAS Section 604.9. In addition, the grab bar heights for children are found in 609.4.

1) The location of the toilet measured from the side wall to the centerline should be between 12″-18″

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2) The height of water closets should be between 11″-17″ to the top of the seat

3) The outlet of the toilet paper dispensers should not be mounted lower than 14″ and no higher than 19″

4) The top of the gripping surface at grab bars for children should be mounted between 18″-27″ a.f.f. (refer ADA section 609.4)

There is an advisory table which divides these ranges into ages. It is not required to use the table, rather to use it as a guideline and optional.

Because these age designations are only advisory, a set of grab bars could be mounted at 27″ max even if the toilet seat height was 11″ tall. As my colleague Ken Otten pointed out to me, this is important to note “because it is almost impossible, as many designers and contractors have found, to mount grab bars any lower than 27 inches AFF while still maintaining the required 1 1/2 inches of clearance below the grab bar (due to the location of water closet tanks, flush controls etc.)”

He also pointed out “Although the advisory for dispensers is well-intended, it doesn’t always work. For children 3-4 years old, the advisory specifies a reach range of 14″ AFF for the toilet paper dispenser. If one were to mount a grab bar 18″ AFF to the top of the bar, after taking into account the width of the grab bar and the 1 1/2 inches of clearance required below the grab bar, a toilet paper dispenser would have to be mounted no more than 15″ AFF to the top of the unit, making it impossible for the outlet of the dispenser to be a minimum of 14” AFF. One inch is simply not enough room.

Even if we ignore the fact that the 604.9 Advisory gives only one dimension (14″) for this age group, and apply the entire range given in 604.9.6 for dispensers – 14″ to 19″, it is still impossible to mount a grab bar at 18″ and also comply with the requirement for dispenser mounting heights without violating the clearances required above and below grab bars in in 609.3.”

An example of a child toilet

606 Lavatories and Sinks

Sinks and lavatories are required to provide a knee clearance for forward approach. When designing for children, a parallel approach will be required.

1) A parallel approach shall be permitted at lavatories and sinks used primarily by children 5 years and younger

2) A knee clearance of 24″ (instead of 27″) a.f.f. minimum is permitted for children 6 to 12 years old

The lavatories can be some for adults and some for children like this photo shows. Of course there are other violations, like the pipes are not wrapped, but the heights were acceptable.

Reach Ranges

There is an advisory in the 2010 ADA that gives reach ranges for children. These are only advisory and not required, therefore if you use the adult reach ranges for children it is acceptable. These ranges are either for side approach or forward approach.

Some of the items that children would have to reach would be their cubbies, coat hooks, operable parts and lockers for example.

Children with disabilities are like other children and want to do things independently. Providing elements at a lower reach range gives them that opportunity..

The coat hooks on this set of cubbies appear to be within a child’s reach range, but the storage units appear to be taller. In order to give the child with disabilities a similar experience as the other children, consider using the advisory reach ranges

602 Drinking Fountain

A parallel approach complying with 305 shall be permitted at units for children’s use where the spout is 30 inches (760 mm) maximum above the finish floor or ground and is 3 1/2 inches (90 mm) maximum from the front edge of the unit, including bumpers.

One thing to keep in mind when designing for children is that you still have to maintain the requirements for adults. The 2010 ADA requires that a minimum of two drinking fountains be provided when drinking fountains are part of the project. 50% should be for wheelchair users (adults) and 50% should be for standing adults that can’t bend down. Therefore if you are wanting to provide drinking fountains for children, that would have to be a third one since we still have to maintain the minimum required standards for adults.

This set of drinking fountains is an example of how more drinking fountains were added to accommodate the different users….of course that many are not really required. In reality these might violate the 50% rule since two of the drinking fountains should have been for standing adults.

Need CEUs

On Demand Webinar: “Understanding the 2010 ADA Standards for Accessible Design”

AIAU “Applying the ADA on Existing Buildings”

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

Accessible Playgrounds

Tuesday, March 1st, 2016

Before the 2010 ADA Standars were adopted, children with disabilities didn’t have provisions and requirements for access. One of the items that were included in the ADA Standards as of 2012 were playgrounds and play areas. The playground equipment themselves have to be accessible for children. There are requirements for access on the following items:

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
Elevated play components: A playground equipment that is accessed above the grounds. Some examples of elevated play components are slides and monkey bars.
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.
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.

Play components

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.

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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

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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

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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.

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

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

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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

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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).

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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.

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

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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.

Need CEUs

On Demand Webinar: “Understanding the 2010 ADA Standards for Accessible Design”

AIAU “Applying the ADA on Existing Buildings”

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.

6fc8cab3-4989-476b-b86b-d65fdc8c74cc

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

Fair Housing

Monday, February 1st, 2016

Which projects have to comply?

The Federal Fair Housing Act covers newly constructed multi-family housing projects that are first time occupancy residential. The projects must also have more than four dwelling units. In an a building with elevators, ALL dwelling units must comply with the guidelines. In a building without an elevator, only the first floor units must comply. If the building is only two story units, then none of them must comply.

In addition to the Fair Housing Act, some municipalities have also adopted the ANSI A117.1 for their residential dwelling units. These dictate that a certain percentage must be built as with mobility features (for the mobility impaired) and a percentage with communication features (for the hearing and visually impaired)

Seven Requirements

The Fair Housing Act Guidelines have seven requirements for the covered residential dwelling units. Here is the definitions. This newsletter will just give an overview and will not describe all the details for each requirement. We will plan to explain in more detail in future newsletters:

REQUIREMENT 1

Accessible Building Entrance on an Accessible Route:

Covered multifamily dwellings must have at least one building entrance on an accessible route, unless it is impractical to do so because of terrain or unusual characteristics of the site. For all such dwellings with a building entrance on an accessible route the following six requirements apply.

REQUIREMENT 2

Accessible and Usable Public and Common Use Areas:

REQUIREMENT 3

Usable Doors:

All doors designed to allow passage into and within all premises must be sufficiently
wide to allow passage by persons in wheelchairs.

REQUIREMENT 4

Accessible Route Into and Through the Covered Dwelling Unit:

REQUIREMENT 5

Light Switches, Electrical Outlets, Thermostats and Other Environmental
Controls in Accessible Locations:

All premises within the dwelling units must contain light switches, electrical outlets, thermostats and other environmental controls in accessible locations.

REQUIREMENT 6

Reinforced Walls for Grab Bars:

All premises within dwelling units must contain reinforcements in bathroom walls to allow later installation of grab bars around toilet, tub, shower stall and shower seat, where such facilities are provided.

REQUIREMENT 7

Usable Kitchens and Bathrooms:

Dwelling units must contain usable kitchens and bathrooms such that an individual who uses a wheelchair can maneuver about the space.

Inspector’s Corner

Requirement 1 of the Fair Housing Act states that an accessible entrance is required to the dwelling units. This photo shows three steps up to the stoop which leads to the entrance, and no ramp or lift to get them to the stoop. This unit does not meet the requirement.

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Need CEUs

February 24th: “How Accessible is Your Work Space” at Herman Miller Showroom in Dallas, Texas

On Demand Webinar: “Understanding the 2010 ADA Standards for Accessible Design”

AIAU “Applying the ADA on Existing Buildings”

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

ANSI vs. ADA

Monday, January 4th, 2016

What is ANSI?

ANSI is part of a model code. The IBC Model code has requirements for accessibility. It is found in Chapter 11 and references the ANSI A117.1 Guidelines. ANSI on its own does not have any scoping requirements. In other words, it doesn’t tell you how many elements must be accessible. It mainly gives you technical guidelines on how to make elements accessible to people with disabilities.

ADA, on the other hand, is a civil rights law that is not tied to a building code. Title III of the ADA requires that certain elements within facilities be accessible to the disabled community. Whether or not there is construction in a facility, the ADA still applies. Below you will find some other technical differences on the requirements between the ADA and ANSI guidelines.

Some Differences between ADA Design Guidelines and ANSI A117.1

In the 2010 ADA Standards, the side wall grab bars are required to be horizontal per the figure below

ANSI A117.1 , in addition to the horizontal grab bar, it requires a vertical grab bar at the side wall.

In the ADA, a set of doors in series has a certain dimension between the two doors.

But in ANSI A117.1 the same doors in series also require a turning space within the interim space.

Toilet paper dispensers at the water closet also have different requirements between ADA and ANSI. The 2010 ADA Standards requires that the dispenser be located between 7″-9″ from the face of the toilet

The ANSI Standards is more flexible on the position, and gives the designer more options

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Inspector’s Corner

While doing an ANSI inspection at a multi-family housing project, I noticed the accessible parking space for one of the residential dwelling units. It was a covered parking space, but they forgot to also cover the access aisle. The post that is supporting the roof for the covered parking is in the way of the access aisle. A driver will have a hard time opening their door and maneuvering onto the access aisle with this parking space

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Need CEUs

On Demand Webinar: “Understanding the 2010 ADA Standards for Accessible Design”

AIAU “Applying the ADA on Existing Buildings”

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

Overlapping in Restrooms

Tuesday, December 1st, 2015

There is a lot of confusion in the ADA on what clearances and elements are allowed to overlap each other. The main idea for restrictions to having elements overlap is the inability for a person in a wheelchair to use the element or the space efficiently. The amount of clearance that we design by translates to the amount of space that should be provided for one wheelchair. Floor clearances are not fixed elements and if they overlap each other it does not impede the usage of the clearance. But if a fixed element overlaps the clearance, that might reduce the clearance and prevents a person from using the element.

This newsletter will explain which elements can overlap since they don’t impede the usage of the space or element, and which ones may not overlap. All the rulings are taken from the 2010 ADA Standards

Door Swings

The ADA allows a door to swing into the turning space.

304.4 Door Swing. Doors shall be permitted to swing into turning spaces.

The turning space is not a fixed object. It essentially can move anywhere in a space. Therefore the door swing is not required to avoid it. It can swing into it as much as it needs to.

Link to Additional Resource

The ADA The plan of the restroom shows a door swinging into the turning space.

and TAS allows this.

But a door may not swing into the clearance of a plumbing fixture or any fixture within the toilet room. This ensures that if a person in a wheelchair is washing their hands at a lavatory near the door that swings into the toilet room, that person will not get hit by the door.

603.2.3 Door Swing. Doors shall not swing into the clear floor space or clearance required for any fixture. Doors shall be permitted to swing into the required turning space.

There are a couple of exceptions. If the the toilet room is a private office or a single user restroom, it is assumed that the person inside will lock the door behind them and therefore the chances of getting hit by a door while using a fixture that is located within the door swing is unlikely.

EXCEPTIONS:

1. Doors to a toilet room or bathing room for a single occupant accessed only through a private office and not for common use or public use shall be permitted to swing into the clear floor space or clearance provided the swing of the door can be reversed to comply with 603.2.3.

2. Where the toilet room or bathing room is for individual use and a clear floor space complying with 305.3 is provided within the room beyond the arc of the door swing, doors shall be permitted to swing into the clear floor space or clearance required for any fixture.

In addition, there might be two doors within a restroom. It could be a second entry door, but also a toilet compartment door. The clearances for each door may overlap each other, but also they may overlap the turning space. As long as they meet the maneuvering requirements, they may also overlap fixtures.

The plan above shows a swing door and a sliding door in the same restroom. The rules for sliding doors are the same as a swing door.

In a toilet compartment, the door swing cannot overlap the floor clearance of the water closet. If the door swings into the clearance of a water closet inside the compartment will impede maneuvering inside the compartment.

604.8.1.1 Size. Wheelchair accessible compartments shall be 60 inches (1525 mm) wide minimum measured perpendicular to the side wall, and 56 inches (1420 mm) deep minimum for wall hung water closets and 59 inches (1500 mm) deep minimum for floor mounted water closets measured perpendicular to the rear wall

604.8.1.2 Doors. …….Toilet compartment doors shall not swing into the minimum required compartment area

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The clearance of the water closet in a compartment should be either 56″ for a wall hung or 59″ if it’s floor mounted. The door can swing out and can also swing in, but the door may not swing into that minimum clearance.

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The toilet compartment door shown in the drawing above is swinging into the clearance of the lavatory. Toilet compartment doors must also meet the requirements for section 404 for maneuvering, but there is no restriction to swinging the door into the facing fixtures. That requirements is for the entry door to the toilet room.

What is allowed to overlap in a restroom?

In a toilet room, the floor space and other clearances including the turning space can overlap each other.

603.2.2 Overlap. Required clear floor spaces, clearance at fixtures, and turning space shall be permitted to overlap.

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604.3.2 Overlap.

The required clearance around the water closet shall be permitted to overlap the water closet, associated grab bars, dispensers, sanitary napkin disposal units, coat hooks, shelves, accessible routes, clear floor space and clearances required at other fixtures, and the turning space.

No other fixtures or obstructions shall be located within the required water closet clearance.

The photo above shows a floor clearance of 60″ at the water closet, but there is a paper towel dispenser that is within. That dispenser is not allowed to overlap the clearance.

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The photo above shows the lavatory within the clearance of the water closet, but in addition there is a fixed trash can and paper towel dispensers within the floor clearance. This is not acceptable.

There is one exception, and that is in residential dwelling units. But this is not for a Fair Housing or ANSI Residential unit. This is the residential dwellings that are scoped in the ADA such as faculty and director apartments in places of education and sleeping quarters in emergency personnel faciliities.

EXCEPTION: In residential dwelling units, a lavatory complying with 606 shall be permitted on the rear wall 18 inches (455 mm) minimum from the water closet centerline where the clearance at the water closet is 66 inches (1675 mm) minimum measured perpendicular from the rear wall.

Need CEUs

December 17th: “Applying the ADA and Fair Housing on Residential Facilities” brought to you by GreenCE

On Demand Webinar: “Understanding the 2010 ADA Standards for Accessible Design”

AIAU “Applying the ADA on Existing Buildings”

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

Fitness Centers

Monday, November 2nd, 2015

In the 2010 ADA Standards and the 2012 TAS, certain elements that are associated with fitness centers and recreation centers were added to the requirements for accessibility. Some of these elements were exercise equipment, saunas, swimming pools, and even team player seating.

Most of the time when I am inspecting the project, the owners will inquire the reasons why their facility must be accessible since fitness centers typically for able bodied patrons. What they sometimes don’t understand is that there are different levels of ability that persons with disabilities possess. There are some very active people that use wheelchairs, walkers, crutches or canes. Just because they are in a wheelchair or may have other mobility issues does not mean that they also should not enjoy going to a rec center or fitness center.

This newsletter will explain a few of the requirements and attempt to clarify some of the misconceptions.

Exercise equipment

ADA 1004.1 Clear Floor Space. Exercise machines and equipment shall have a clear floor space complying with 305 [30″x48″ and no changes in level] positioned for transfer or for use by an individual seated in a wheelchair. Clear floor or ground spaces required at exercise machines and equipment shall be permitted to overlap.

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Each type of equipment must have the clear floor space next to it, but two pieces of equipment can share the space.

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It is not necessary for the clear floor space to be located adjacent each piece of equipment. One of each type is all that is required. The photo above shows several tread mills but only one is required to have the clear floor space, and it is also being shared with the stationary bike.

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The clear floor space of this treadmill was narrower than 30″. This is a simple fix of just moving over the equipment to achieve compliance.

Amenities

Rec Centers and fitness centers typically have a reception desk where they will check people in. This is considered a “service counter” and therefore must meet the requirements for ADA Section 904. A portion of the counter must be at 36″ a.f.f. maximum and be no shorter than 36″ wide.

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This reception counter does not have an accessible portion at the public side. The lower counter where the attendant is seated is part of the work area, and could possibly be used as the accessible counter if it was 36″ long.

5% of lockers that are provided must have the proper hardware that does not require tight grasping and twisting of the wrist to operate. In addition, those accessible lockers must be within reach range.

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This locker is mounted higher than the required 48″ a.f.f. and the operable part (the key) is the type that requires tight grasping and twisting of the wrist to open.

Fitness Centers also have locker rooms and toilet/shower rooms that are provided. The locker rooms must have accessible lockers (within reach range and type of operation) as well as an accessible bench per section 903

Showers and other restroom facilities will also require access. I did a newsletter about this shower seats. Click here for the archive.

Swimming pools and spas are also sometimes provided at rec centers/fitness centers. I discussed swimming pools in a separate newsletter. Click here for the archive

No Limits!

So when they ask you, why are you designing golf courses, tennis courts, rec centers and swimming pools for the disabled, remind them that there are some awesome athletes that do things just a little differently!

Upcoming Continuing Education Opportunities

November 5 and 6: “Texas Accessibility Standards: A Success story of inclusion for over 20 years” TxA convention in Dallas, Texas

November 17th: “Applying the ADA on Existing and Altered Buildings” provided by Green CE

On Demand Webinar: “Understanding the 2010 ADA Standards for Accessible Design”

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.

f6d0d3fd-b4dd-4507-a88a-ac46f993f5fb
6fc8cab3-4989-476b-b86b-d65fdc8c74cc

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

Benches

Wednesday, October 7th, 2015

The ADA Standards has requirements for fixed benches. According to Section 903 they must have a back support, be 42″ long, between 20″-24″ deep, between 17″-19″ high and have a 30″x48″ space next to the short axis of the bench.

Pop Quiz:

Benches that comply with ADA and TAS section 903 are required in the following spaces:

a) outdoor courtyards
b) shower rooms
c) bus stops
d) if you said a, b or c please read this newsletter

Where are benches required?

Based on information received from the U.S. Access Board, compliance with ADA 903 (Benches) shall be required only when specifically referenced in the 2010 ADA Standards for Accessible Design. This also applies to Texas 2012 Texas Accessibility Standards.

Benches complying with section 903 are only required at the following spaces:

Saunas and Steam Rooms ADA 612.2

The sauna shown in this section did not have the proper bench

Dressing, Fitting, and Locker Rooms ADA 803.4

Dressing rooms are required to have fixed benches with back support. This bench is located up against the wall and therefore has back support.

This locker room does not have a compliant bench. It lacks back support

If a bench is not up against the wall then a back support per figure 903.4 should be provided.

Holding Cells and Housing Cells ADA 807.2.2

This holding cell has a bench with back support, but it does not have a 30″ clearance next to the short side.

If a fixed bench is provided in other spaces, they do not have to comply with section 903.

Fixed bench seating at assembly areas

What about fixed or built in benches at courtyards, amphitheaters or or even at parks? These would be considered part of an assembly area (as defined by 106.5.10) and would have to comply with Fixed or built-in benches requirements found in ADA 221 and 802.

First, for assembly seating, you would have to have four or more for the requirements to apply.

The assembly seating then should comply with section 802 which requires a companion seating, space for wheelchairs and other requirements

Wheelchair seating should be integral part of the seats as shown in this amphitheater

Benches that are used as part of an assembly area will require companion seating which should have shoulder to shoulder alignment

This bench is located at a park near a basketball area. This type of bench will not require the items listed in section 903. In addition, since there are only two benches, they are not required to comply with the assembly seating section.

Other benches

There are other areas that you might find benches:

Shower rooms often have benches

Because shower rooms are not required to have a bench that complies with section 903, the bench provided is acceptable as long as it does not interfere with the clearance into the shower. It also does not constitute a “shower seat” since it is located outside the shower compartment

bus stops also might have a bench

The bench adjacent to the bus stop and the one located inside the bus stop are not required to comply with either section 903 or section 802.

and even at spa treatment rooms

The bench located at the corner of the treatment room is not fixed and does not have the dimensions required in section 903. But this bench is not required to comply, and therefore it is acceptable in this location and configuration.

The spaces listed above are not required to provide a bench, therefore if a bench is provided it will not have to comply. ADA only requires compliance in dressing rooms, fitting rooms, locker rooms, saunas, and holding cells

TDLR has a Technical Memo that explains this fact.

Upcoming Continuing Education Opportunities

November 5 and 6: “Texas Accessibility Standards: A Success story of inclusion for over 20 years” TSA convention in Dallas, Texas (pricing for the convention go up on September 2nd)

November 17th: “Applying the ADA on Existing and Altered Buildings” provided by Green CE

On Demand Webinar: “Understanding the 2010 ADA Standards for Accessible Design”

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.

f6d0d3fd-b4dd-4507-a88a-ac46f993f5fb
6fc8cab3-4989-476b-b86b-d65fdc8c74cc

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

Public Right of Way

Tuesday, September 1st, 2015

The ADA and TAS have requirements for building entrances. The building code also has requirements for means of egress. Both ADA and the building code connect entrances and means of egress to either a public way or a public street. This newsletter will explain the difference between a public way and a public street and will give examples of how these can be applied to our accessible designs.

Definition of Public Way

The ADA defines a “Public way” as follows:

Public Way. Any street, alley or other parcel of land open to the outside air leading to a public street, which has been deeded, dedicated or otherwise permanently appropriated to the public for public use and which has a clear width and height of not less than 10 feet (3050 mm).

If you notice the definition, in addition to the public way being a street or alley, it also speaks about “other parcel of land open to the outside air leading to a public street” .

But what does that mean? My very smart client Josh Williams from D2 Architecture pointed out to me that “other parcel of land” could be a parking lot that is located within the property line as long as it is open to the outside air and connected to a public street. A parking garage would not meet that definition.

Public Way and Accessible Means of Egress

When designing an accessible means of egress, you are required to create a continuous and unobstructed path of travel to a safe area for a person with disabilities to reach in case of an emergency.

The definition of this path of travel is:

Accessible Means of Egress. A continuous and unobstructed way of egress travel from any point in a building or facility that provides an accessible route to an area of refuge, a horizontal exit, or a public way.

An accessible means of egress can terminate at a public way. As we saw on the previous section, the public way can be a parking lot.

This parking lot is an acceptable “public way” for the purposes of providing a route for an accessible means of egress from the shopping center to the right.

Public Way and Accessible Route

Although, as we read in the previous section, an accessible means of egress is only required up to the “public way”, an accessible route has to connect the buildings or facility to a site arrival. A site arrival would also include public sidewalks and public transportation stops even if they are outside the property line.

206.2.1 Site Arrival Points. At least one accessible route shall be provided within the site from accessible parking spaces and accessible passenger loading zones; public streets and sidewalks; and public transportation stops to the accessible building or facility entrance they serve.

Even though this bus stop is not within the property line of the shopping mall that we see behind it, it must have an accessible route from the bus stop to the mall entrance.

EXCEPTION:

1. Where exceptions for alterations to qualified historic buildings or facilities are permitted by 202.5, no more than one accessible route from a site arrival point to an accessible entrance shall be required.

2. An accessible route shall not be required between site arrival points and the building or facility entrance if the only means of access between them is a vehicular way not providing pedestrian access.

This photo shows a building but no pedestrian access. This would not require an accessible route all the way to the street.

Upcoming Continuing Education Opportunities

November 5 and 6: “Texas Accessibility Standards: A Success story of inclusion for over 20 years” TSA convention in Dallas, Texas (pricing for the convention go up on September 2nd)

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.

f6d0d3fd-b4dd-4507-a88a-ac46f993f5fb
6fc8cab3-4989-476b-b86b-d65fdc8c74cc

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

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Door Hardware

Shell building finish out

Handrail extensions

Need CEUs

Work Areas

Employee Areas that are not work related

Barrier Free Day in Dallas Texas

Need CEUs

604.9 Toilets and Toilet compartments

606 Lavatories and Sinks

Reach Ranges

602 Drinking Fountain

Need CEUs

Play components

Interior play areas and soft contained play structures

Need CEUs

Which projects have to comply?

Seven Requirements

Inspector’s Corner

Need CEUs

What is ANSI?

Some Differences between ADA Design Guidelines and ANSI A117.1

Inspector’s Corner

Need CEUs

Door Swings

What is allowed to overlap in a restroom?

Need CEUs

Exercise equipment

Amenities

No Limits!

Upcoming Continuing Education Opportunities

Where are benches required?

Fixed bench seating at assembly areas

Other benches

Upcoming Continuing Education Opportunities

Definition of Public Way

Public Way and Accessible Means of Egress

Public Way and Accessible Route

Upcoming Continuing Education Opportunities

Abadi Accessibility