Party Walls

As the country continues to confront the realities of the COVID-19 pandemic, the way we navigate spaces is changing. One of these changes is the way we interact with common use objects that traditionally require hand-operation, like doors. While automatic doors have always been a good option for providing greater access to people with disabilities, hygiene concerns associated with the spread of disease have presented another argument for their use. The rise of touchless technology as a result of this pandemic will increase the use of automatic doors not just for accessibility or convenience, but for public health as well. For anyone considering incorporating automatic doors into their designs, either for new construction or as a retrofit, here are some important things to consider:

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Compliance with the accessible design and construction requirements of the Fair Housing Act (FHA), a federal civil rights law, has significantly improved since the early 1990s when the regulations were promulgated. Unfortunately, a quick search of recent news articles will reveal that noncompliance with basic FHA requirements continues to be a problem in newly constructed multifamily projects nationwide. Owners, developers, architects, and others are still cited for noncompliance with the FHA’s seven design and construction requirements despite the fact that it has been approximately 30 years since those requirements went into effect.

Based on our experience, one of the contributing factors in continued noncompliance is the common misconception that following the accessibility requirements of a building code will result in compliance with the FHA. It is important to note that if the accessibility requirements of one of the ten HUD-approved safe harbors are not incorporated into the design of a multifamily development, and the project complies only with the accessibility requirements of a building code, then the risk of noncompliance exists.

Throughout the 1990s and early 2000s, many building codes fell far short of FHA compliance. For example, many developers in New York City relied on compliance with NYC’s Local Law 58 of 1987, believing that they would also be compliant with the Fair Housing Act. Unfortunately, this resulted in widespread noncompliance. LL58 permitted step up terraces and small bathroom layouts with inswinging doors, among other design elements that did not satisfy FHA compliance. The problem has certainly become less pervasive in more recent years as the ICC and local jurisdictions have become aware of shortcomings in their code requirements, but there are still some FHA criteria that have fallen through the cracks in even the most up-to-date building codes. (more…)

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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From “If I comply with the building code, then I comply with the Fair Housing Act” to “Everything is adaptable, so it doesn’t need to work day one, right?” – our accessibility consultants have heard it all. Here are five of the most common misconceptions about the Fair Housing Act that we come across on a regular basis…

1.  Following the accessibility requirements of the building code will satisfy the design and construction requirements of the Fair Housing Act.

Not true. Following the accessibility requirements of the building code may not always satisfy the design and construction requirements of the Fair Housing Act. Building codes and federal laws are mutually exclusive; a building department or building official is responsible for ensuring compliance with the code – not the law. And, HUD is responsible for enforcement of the Fair Housing Act – not building codes. Meeting the requirements of one may not always satisfy the requirements of the other. There is only one code, i.e., the International Building Code (2000, 2003, and 2006 editions, with a few caveats) that are HUD-approved ‘safe harbors’ for compliance with the design and construction requirements of the Fair Housing Act. Later editions of the code are not approved by HUD as meeting the requirements of the FHA. And, any edition of the International Building Code adopted by a local jurisdiction and edited to fit the context of the local jurisdiction is not a safe harbor for compliance. The general rule of thumb is to apply the accessible design and construction requirements of the code and the law and comply with the most stringent provision.

2.  Meeting the design and construction requirements of the Fair Housing Act is not required at the time of design and construction. Because the Fair Housing Act permits adaptability, modifying a feature to accommodate a resident’s particular need is the best way to comply with the Fair Housing Act.

Not true. Meeting the design and construction requirements of the Fair Housing Act at the time of design and construction is required. To say that its permissible to meet the requirements by adapting features as needed and only upon request makes the design and construction requirements of the Act meaningless. Adaptability is permitted by the law, but only after the minimum design and construction requirements are met. And, what is permitted to be adapted post construction is included in the technical standards. For example, a forward or parallel approach is required to be provided at a kitchen sink in a dwelling unit. In order to accommodate the front approach, the base cabinet must be designed to be removable, i.e., adaptable. Adaptability in this case is contemplated by the requirements for usable kitchens. On the other hand, a light switch is required by the Fair Housing Act Accessibility Guidelines to be installed below 48 inches above the finished floor. The Act does not permit the light switch to be installed higher and modified as requested. To install a light switch higher than 48 inches above the finish floor is in violation of the design and construction requirements of the Fair Housing Act Accessibility Guidelines. Adaptability in this case is not contemplated or permitted by the requirements for usable kitchens.

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Our Accessibility Team works on a wide variety of project types across the country, and each comes with its own unique set of challenges. It is common for even our most experienced accessibility consultants to encounter a design problem we have never seen before. However, there are also recurring issues that we see crop up again and again and again; common accessible design oversights that are not difficult to avoid if accounted for early enough in the design process.

In this post, we dive into the top ten accessible design oversights that our consultants find in…Hotels.

1. Dispersion of Accessible Guest Rooms

Guest rooms required by the ADA to include mobility features must be dispersed among the various classes of guest rooms provided. Accessible rooms need to provide guests with the same range of choice afforded to guests without a disability. Often, designers select one or two room types to meet the minimum number of accessible guest rooms required by the ADA (e.g., a King room and a Double Queen room) while failing to account for other room types and amenities. For example, if a hotel provides multi-room suites, king rooms, double rooms, rooms with couches or seating areas, rooms with kitchenettes, etc., then the number of required accessible rooms must be distributed among each of those room classes. Other factors to consider when dispersing accessible rooms include view, floor level, price, bathroom fixtures like hot tubs, or other amenities provided to guests. Only when a hotel contains more room classes than the number of accessible guest rooms required are you permitted to have rooms classes without an accessible equivalent. In this case, you still must disperse the accessible guest rooms in the priority of guest room type, number of beds, and then amenities.

2. Required Rooms without Roll-in Showers

When designing bathrooms for accessible guest rooms, many designers overlook the fact that there are a specific number of rooms required to provide roll-in showers, and a specific number that cannot include roll-in showers (i.e., the accessible bathing fixture must be a bathtub or transfer shower). We frequently review plans where all accessible guest rooms are designed with roll-in showers. Older codes and standards focused on ensuring that a minimum number of roll-in showers were provided, but they did not limit that number. As a result, hotels could be designed with all accessible guest rooms containing roll in showers; however, that is no longer the case under the current requirements. Despite common misconceptions, a roll-in shower is not necessarily the best bathing option for all guests. The variety of bathing fixtures required by the 2010 ADA Standards accommodates the needs of people with a range of disabilities.

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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.

 

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.

 

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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Last month, I had the opportunity to attend the Environments for Aging conference in Salt Lake City. Hundreds of professionals involved in the complex world of senior living gathered to learn from each other and to explore products and services that are designed for the senior population. It was not surprising to see the level of interest in the event; according to the US Census Bureau, 20 percent of the current US population will be 65 or older by 2029. The Baby Boomer generation, which accounts for the majority of that 20 percent, is moving into their 70s and are beginning to consider how and where they want to age. Some Boomers prefer to remain in their current homes in the communities that they helped build. Others want to move into smaller homes or prefer to transition to senior living communities. Many of these senior living communities are popping up both in suburbia and active urban centers in response to the current trend in senior housing preferences.

There are many senior housing typologies: among the most common are independent living, assisted living, and dementia care. Each type of living arrangement has specific needs that must be addressed from a design perspective.

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“Trends in Healthcare” is a recurring series that focuses on exciting new designs and technologies we’re seeing in healthcare projects and provides best practices on how to ensure that these latest trends are accessible to persons with disabilities. We build on the wealth of knowledge we gain from working with healthcare design teams, construction crews, and practitioners to provide practical solutions for achieving accessible healthcare environments.

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According to the U.S. Centers for Disease Control and Prevention (CDC), falls account for 3 million injuries treated in emergency rooms, 800,000 hospitalizations, and 28,000 deaths each year in the U.S. One in five falls cause serious injuries such as concussions/traumatic brain injuries and hip fractures. Not only is this a public health concern, it is extremely costly. According to the CDC, medical costs directly related to injuries resulting from falls totaled more than $50 billion in 2015.^[1] Within hospitals and long-term care facilities, effective implementation of interventions and design strategies to reduce patient falls are key to increased patient safety and decreased medical costs. However, it may not be possible to eliminate patient falls altogether, so features like a properly installed nurse call system can be life changing.^[2]

Accessible Nurse Call Stations

Most state and local standards and regulations require nurse call devices in each public toilet room and within inpatient bath, toilet, and shower rooms.^[3,4] Where provided in spaces required to be accessible, the nurse call device must also be accessible. An accessible nurse call device is one that meets the following requirements:

• All operable parts, including call reset switches, are within accessible reach range (15-48″ AFF);
  • NOTE: Determining compliant mounting height requires coordinating with the location of operable parts on the specific model used.
• Operable parts do not require tight grasping, pinching, or twisting of the wrist to operate; and
• Operable parts can be activated with no more than 5 pounds of force.

While these criteria appear straightforward, proper placement of nurse calls can become complicated when coordinated with minimum grab bar clearances and additional requirements under FGI, NFPA 99, NFPA 70, Ul 1069, UL 2560, and other local codes.

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“Trends in Healthcare” is a recurring series that focuses on exciting new designs and technologies we’re seeing in healthcare projects and provides best practices on how to ensure that these latest trends are accessible to persons with disabilities. We build on the wealth of knowledge we gain from working with healthcare design teams, construction crews, and practitioners to provide practical solutions for achieving accessible healthcare environments.

And now for our first installment…Patient Check-in Kiosks!

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Imagine that you are walking into the waiting room of your doctor’s office for your annual checkup. The waiting room is overflowing with people and the receptionists are answering phone calls, entering information into the computer, and taking care of the long line of patients ahead of you. That’s when, out of the corner of your eye, you see several touch screens located on a nearby counter. You’ve grown accustomed to self check-in kiosks at airports and theaters, but not at your doctor’s office. Eager to skip the long line, you make your way toward the digital devices. Hooray! Patient check-in kiosks have arrived!

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SWA’s Accessibility Consulting Team recently had the opportunity to tour the Cooper Hewitt Museum’s Access+Ability exhibition, where the theme of inclusive and accessible design is displayed and celebrated. The exhibit narrates a history of design with disabilities in mind, focusing on the “surge of design with and by people with a wide range of physical, cognitive, and sensory abilities.” As we moved through the exhibit, I found it fascinating to see how products or designs that were initially intended to address a need brought on by a disability (like email or text messaging) have now been adapted into everyday modern conveniences. It’s interesting to bring this idea back to our work as accessibility consultants – often, if designers are willing to incorporate inclusive or universal design principles, it is possible for accessible features to blend seamlessly into the overall design intent, providing an environment that can be easily and equally used by everyone, with or without a disability.

Here are some thoughts on the exhibition from other members of our Accessibility Consulting Team…

 

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As part of Cooper Hewitt Lab | Access Design Teen Program and the museum’s ongoing ‘Access+Ability’ exhibition (on view through September 3, 2018), the Design for Aging Committee of the American Institute of Architects (AIA), New York Chapter, was invited to facilitate a workshop with high school students to explore challenges experienced by seniors and people with disabilities. As an Accessibility Consultant here at Steven Winter Associates, Inc. and a member of the committee, I had the opportunity to attend the event.

Students at the hands-on workshop were challenged to develop design solutions to address the needs of a hypothetical group of older adults attending a lecture on the 3rd floor of the Cooper Hewitt Museum. Included among the hypothetical attendees were people with visual, hearing, and motor disabilities and those with limited knowledge of the English language.

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Written by Katie Chevalier, Accessibility Specialist

Last month, I had the opportunity to attend a training session entitled “Shifting Your Perspective: Experience and Plan for Accessibility Challenges,” which was hosted by the Dutchess County Planning Federation. The course syllabus was broken down into two components: experiential and site planning. The goal of the experiential portion of the course was to provide attendees with a variety of simulated sensory and ambulatory challenges and have them navigate the built environment. While the course was primarily geared toward local municipal planning boards, there were valuable lessons to take with me, both in my role as an Accessibility Specialist and as a county resident interested in learning first-hand the challenges that people with disabilities face every day.

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Written by Camilo Vasquez, Accessibility Specialist

There are cities around the world with the potential to conjure up negative images the moment you mention the name. My hometown of Medellin, Colombia is certainly one of those cities. It is no secret that Medellin is synonymous with Pablo Escobar, the notorious drug lord who paralyzed Colombia with constant violence and chaos over two decades ago. In 1988, TIME magazine named it the most dangerous city in the world. By 1991, it became the murder capital of the world. Yet in 2013, Medellin was announced the “Innovative City of the Year” by USA’s Urban Land Institute. How did Medellin go from a haven of narco-terrorism to becoming a hub of innovation? This transformation has been attributed to the use of urban infrastructure as a tool for inclusion, which was very apparent during my recent trip.

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Every April during National Fair Housing Month, those of us on SWA’s Accessibility Team like to partake in activities that remind us why accessible design is so important – both in housing and otherwise. This year, I had the exciting opportunity to be part of a guest jury for a design competition with Marymount University in Arlington, Virginia. The fourth annual Strong by Design-athon is a project exhibition that aims to raise awareness about the needs of veterans with disabilities and inspire the design, technology, and healthcare communities to embrace Universal Design.
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Katie Osborn, Principal and Chief Designer of Via Collective and expert wayfinding strategist, took some time out of her busy schedule to connect with SWA’s Victoria Lanteigne on the importance of wayfinding and to debunk the myth that wayfinding is just signage!

Victoria Lanteigne (VL): Can you define wayfinding?

Katie Osborn (KO): At a basic level, wayfinding is utilizing tools and cues to help people navigate seamlessly from point A to point B. However, wayfinding strategies are complex and can include signage, maps, architectural features, lighting, floor patterns, customer service representatives, digital apps, and more. Proper wayfinding will enhance a visitor’s experience based on the sense of ease with which they can access all points, elements, and features of a space.

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