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Tech Notes: Door Surface

The 2010 ADA Standards and the A117.1 Standard for Accessible and Usable Buildings and Facilities require the bottom 10 inches on the push side of a door to be smooth and free from any obstructions for the full width of the door. While there are some exceptions (e.g., sliding doors or tempered glass doors without stiles), this requirement applies at the following locations:

  • 2010 ADA Standards:
    • Public and Common Use Areas: All doors along the accessible route
    • Accessible Dwelling Units: The primary entry door and all doors within the unit intended for user passage
  • A117.1 Standard:
    • Public and Common Use Areas: All doors along the accessible route
    • Type B Dwelling Units: The primary entry door
    • Type A and Accessible Dwelling Units: The primary entry door and all doors within the unit intended for user passage

The door surface provision is intended to ensure the safety of people with disabilities who require the use of a wheelchair, walker, cane, or other mobility aid. It is common to utilize the toe of the wheelchair or leading edge of another mobility device to push open a door while moving through it. The smooth surface allows the footrest of a wheelchair or other mobility device that comes into contact with the door to slide across the door easily without catching.

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Tech Notes: Accessible Parking in Precast Garages

When designing accessible parking spaces, it is important to remember that the slope of the ground surface for the entire parking space and adjacent access aisle must not exceed 2% in any direction. We frequently see noncompliant slopes at accessible spaces, especially when the ground surface is asphalt or permeable pavers.  The slope along the perimeter of spaces at curbs or gutters is frequently more than 2% at up to 5%, which requires careful detailing and planning on the part of the architect, civil engineer, and on site contractors to ensure that a compliant slope is achieved at the accessible parking spaces. At parking structures and precast garage systems, we have found that important details and coordination needed to achieve compliant ground surface slopes are often overlooked.

 

Ground surface slopes at walls or parapets often exceed 2%, (blue highlight) resulting in noncompliant slopes at the heads of accessible parking spaces.

In parking structures, it is common for an area along the perimeter of the slab (adjacent to walls or parapets) to slope in excess of 2% for drainage purposes. In some cases, this slope is embedded into the precast system. As a result, accessible parking spaces must be located away from the sloped edges during the initial design phase.

In other cases, noncompliance results from the application of a cast in place (CIP) wash applied to the top of the precast slab. In the detail shown below, note the slope condition at the CIP topping. The wash is often indicated only in section details on the precast drawing set, making it easy to miss if designers are not specifically looking for how these details affect accessible parking spaces. The entire project team involved in the design and/or construction of the garage must be made aware of where accessible parking spaces are located and understand the specific slope requirements to ensure that details are properly coordinated.

The cast in place topping results in a slope of more than 2% at 8.33% at the head of the accessible parking space in this precast garage.

 

Once the garage is constructed, it is nearly impossible and very costly to fix noncompliant slopes at the head of accessible parking spaces. In some garages, we have been able to solve the problem by shifting the striping at accessible parking spaces. This results in the steeply sloped ground surface being located fully outside of the parking space and access aisle. The problem is that this solution is dependent upon whether the spaces can be shifted without compromising the minimum required width of the drive aisle or obstructing access to other parking spaces.

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It’s all in the Details: Designing for Passive House & Accessibility Compliance

The number of multifamily residential projects targeting Passive House certification has been rising steadily over the past several years, bringing along many exciting challenges. This has been especially prevalent in New York City, where increasingly stringent energy standards and a desire for innovation have made designing to Passive House standards an attractive goal. As the number of these projects passing through our office continues to grow, we have discovered some important overlaps with one of our other consulting services – Accessibility Compliance.

In the United States, multifamily new construction projects consisting of four or more dwelling units are subject to the Fair Housing Act, as well as state, city, and local accessibility laws and codes. For the purposes of this blog we will focus on projects in NYC, although the majority of newly constructed residential projects across the country will be subject to some variation of the criteria discussed below, for both Passive House and Accessibility standards. With this in mind, we have chosen a couple of common problem areas that require particularly close attention. Read more

SWA Lifestyles: A Simple Weekend Cabin

By Kai Starn, Sustainability Consultant

kai_starn_headshot

Autumn has arrived again in the Northeast and the foliage is in full splendor. Over the Canadian Thanksgiving / Columbus Day weekend, I headed up to Ontario to deliver one final truckload of building materials to my family’s property there, which is located an hour and a half across the Canadian border. While I am a Connecticut native, the land bordering the Frontenac Provincial Park has been in my family for generations. In the 1980’s, my grandfather logged the area, and subsequently built a road and a log cabin on the property, which is where my grandmother now spends time during the summer.

The main cottage is a gathering place for family reunions; as such, I had always envisioned building a small weekend cabin to accommodate extra people for the occasions when there was sure to be a full house. About a year ago, I began to design and build this structure. When completed, the tiny cabin will be a simple, un-insulated cottage of old. But, dang, if it doesn’t scream summer and lake and relaxation!

Lakeside living.

Lakeside living.

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An Insider’s Guide to Restaurant Accessibility

As a resident of Washington, D.C. for nearly ten years, I’ve spent a fair amount of time frequenting the city’s burgeoning restaurant scene. Much like my fellow Accessibility Consultants at SWA, even when we’re off the clock, we notice structural violations of federal accessibility laws on a daily basis. I would love to say that DC’s restaurant industry is an exception, but unfortunately there are still many challenges facing diners with disabilities in Washington.

Accessibility regulations that apply to restaurants are outlined under Title III of the Americans with Disabilities Act (ADA). Achieving compliance with the ADA can be a substantial task, but not without significant benefit. Recent statistics show that people with disabilities spend over $35 billion in restaurants a year. This is no small change for an industry with ever-increasing competition. Compliance also mitigates risk of litigation, which is particularly important as the U.S. Department of Justice and advocacy groups continue systemic investigations across the country.

Following are a few general rules of thumb to remember when providing equal access to guests with disabilities:

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