Transcript Design - mpnahro.org

Fair Housing
Act & Section
504
Accessibility
Requirements
For
Construction
Presented by:
Michele Hutchins
U.S. Department of Housing and
Urban Development, Office of Fair
Housing and Equal Opportunity
FAIR HOUSING LAWS
• TITLE VI OF THE CIVIL RIGHTS ACT
OF 1964
• FAIR HOUSING ACT OF 1968, AS
AMENDED IN 1988
• SECTION 504 OF THE
REHABILITATION ACT OF 1973
• THE AMERICANS WITH DISABILITIES
ACT OF 1990 (ADA)
Objectives
• Have a basic understanding of the
design and construction provisions of
the Fair Housing Act and Section 504
• Have a basic understanding of the
seven requirements of the Fair Housing
Act
• Have a basic understanding of the
Uniform Federal Accessibility Standards
(UFAS)
• Know how the 2010 ADA Standards
relates to Housing
Fair Housing Act
Design Guidelines
FHA Design Standards
• Design standards apply to buildings
constructed for first occupancy on or
after March 13, 1991.
• Requires all ground floor units to be
accessible provided there are 4 or more
units in the building and the unit is not
multistory.
• If the building has an elevator; all units
must be accessible.
Seven Basic Requirements
1. Accessible building entrance on an accessible
route
2. Accessible and usable public and common
use areas
3. Usable doors
4. Accessible route INTO and THROUGH every
covered unit
5. Light switches, HVAC controls, electrical
outlets, etc. in accessible locations
6. Reinforced walls in bathrooms for later
installation of grab bars
7. Usable Kitchens and Bathrooms
Note: Either covers all ground floor or all units not just a percent
of the units.
Requirement 1-Accessible Building
Entrance on an Accessible Route
…covered multifamily dwellings shall be designed and
constructed to 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 (24 CFR
100.205)
Accessible Route
• When designing your
accessible route, pay
close attention to:
– width of route
– slope of route
– ground and floor
surfaces
– cross slope
– headroom
– curb ramps
– protruding objects
– lift/elevator design
Common Violations
Requirement 1- Accessible Building Entrance
on and Accessible Route
• Steps at dwelling entrance
• Walk exceeds allowable
slopes
• Failure to have railings and
edge protection on slopes
greater than 5% and less
8.33%
• Accessible route does not
connect to pedestrian arrival
area (ie. parking lot)
– No curb ramps
– Accessible route width,
slope and cross slope
Requirement 2- Accessible and Usable Public
and Common Use Areas
...covered multifamily dwellings with a building entrance on
an accessible route shall be designed in such a manner
that the public and common use areas are readily
accessible to and usable by handicapped persons. (24
CFR 100.205)
Parking
When parking is provided:
• Accessible parking on an accessible route
must be provided for residents and guests
• Must be located on shortest possible
accessible route to the accessible entrance
• Accessible spaces must be at least 96” wide
and have an adjacent access isle that is a
minimum of 60” wide
• Must have curb ramps to provide an accessible
route
Common Violations
Requirement 2- Accessible and Usable
Public and Common Use Areas
• Parking - Sign Height (60” to the bottom
of sign)
-No access aisle or not correct width
-If provided different types of parking:
surface, carport, garage, have one
of each type.
• Curb ramp location, slope and cross slope
• Height of mailboxes
• Common area amenities – picnic tables,
dumpsters, playgrounds
Requirement 3-Usable Doors
...covered multifamily dwellings with a building entrance on
an accessible route shall be designed in such a manner that
all the doors designed to allow passage into and within all
premises are sufficiently wide to allow passage by
handicapped persons in wheelchairs. (24 CFR 100.205)
Requirement # 3: Usable Doors
• Common use area doors, including primary
entrances to covered units, must have a clear
opening of at least 32” (accessible doors)
– Measured from door to door stop
• Doors inside covered units designed for
passage must have a clear opening of a
“nominal” 32 inches (at least 31 5/8”) (usable
doors)
Common Violations
Requirement 3- Usable Doors
• Not enough maneuverability space on latch
side of door
• Sliding doors and other secondary doors do
not provide nominal 32” opening (31 5/8”)
• Sliding door and many back doors have
thresholds that are too high and not beveled
• Walk in closet doors clear opening width not
correct
Requirement 4- Accessible
Route Into and Through the
Covered Unit
...covered multifamily dwellings with a building entrance on an
accessible route shall be designed and constructed in such a
manner that all premises within covered multifamily dwelling
units contain an accessible route into and through the covered
dwelling unit. (24 CFR 100.205)
Accessible Route Width
• Accessible route from accessible
entrance must connect to required clear
floor space outside of the covered unit
• As accessible route passes into the unit
width can be reduced to 32” at the entry
doorway (accessible door)
• Throughout the unit travel pathway must
be at least 36” wide except when
passing through doorways (usable
doors), where it may be reduced to 32”
nominal width (31 5/8”)
Thresholds and Accessible
Routes and Exterior Doors
• Different level change tolerances base on
– Primary or secondary door
– Type of construction material at landing
• Permeable or impermeable
Common Violations
Requirement 4- Accessible Route into
and through the Unit
• Level changes at primary entrances
exceed the allowable ½” between
finished floor and exterior entry
landing
• Thresholds exceed the maximum
allowable height of ¾” and are not
beveled
Requirement 5Light Switches, Electrical Outlets,
Thermostats, and Other Environmental
Controls in Accessible Locations
...covered multifamily dwellings with a building entrance
on an accessible route shall be designed and
constructed in such a manner that all premises within
covered multifamily dwelling units contain light
switches, electrical outlets, thermostats and other
environmental controls in accessible locations. (24 CFR
100.205)
Requirement # 5: Accessible
Environmental Controls, Switches, and
Outlets
• All operable parts must be at least 15 inches
above the floor and no higher than 48 inches
above the floor
• Some switches and outlets located over
counters must be lower than 48 inches
• Switches on appliances, circuit breakers, and
outlets dedicated for certain appliances are
not covered
Common Violations
Requirement 5- Accessible
Environmental Controls
• Outlets placed too low
– Outlets must be located at least
15” above finished floor
• Switches are too high
Thermostats and other
environmental switches are placed
higher than 48” above the finished
floor.
• Outlets and Switches over
countertops
Requirement 6- Reinforced Walls
for Grab Bars
...covered multifamily dwellings with a building
entrance on an accessible route shall be
designed and constructed in such manner that
all premises within covered multifamily
dwelling units 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. (24 CFR 100.205)
Requirement # 6: Reinforced
walls in bathrooms for grab
bars
• Must have reinforcements in the
walls for future installation of grab
bars in ALL bathrooms in specific
locations around:
– Toilets
– Bathtubs
– Showers
Requirement 7- Usable
Kitchens and Bathrooms
...covered multifamily dwellings with a building entrance
on an accessible route shall be designed and constructed
in such a manner that all premises within covered
multifamily dwelling units contain usable kitchens and
bathrooms...such that an individual in a wheelchair can
maneuver about the space. (24 CFR 100.205)
Requirement #7: Usable
Kitchens and Bathrooms
• 40” between
• U shaped kitchens
countertops and
require a 60”
walls
turning space or
• 30 X 48 clear floor knee space under
the sink or cook top
space:
– Parallel to and centered at the base of the U
on the kitchen sink,
range, and at least one
sink in the bathroom
– Parallel to or
perpendicular to other
kitchen appliances
Usable Bathrooms
• Must have accessible route to and into
the bathroom
• Switches, outlets, and controls must be
accessible
• Reinforced walls for grab bars
• Clear floor space
– Allows user in wheel chair to enter the
room, close the door, reopen the door
and exit the room
– Allows user to approach and use
fixtures
Common Violations
Requirement 7- Usable Kitchens and
Bathrooms
• Kitchen does not have 30” x 48”
clear floor area parallel to and
centered on kitchen sink and range
• Ensuring 40” space is maintained
between counter and refrigerator
• Sinks in bathrooms do not have
30” x 48” clear floor area parallel to
and centered on the sink
OF THE
REHABILITATION ACT OF
1973
PHYSICAL ACCESSIBILITY
Existing Housing Programs
New Construction
Alterations
New Construction
• At least 5% of units must be fully
accessible to people with mobility
impairments
• An additional 2% of units must be
accessible to people with vision and
hearing impairments
Alterations
• Federally-funded housing providers
are required to make necessary
structural changes in existing
facilities when nonstructural options
are not available.
• Make every effort to achieve program
accessibility and expeditiously
complete any remaining necessary
structural changes.
Parking
• Minimum number of
accessible parking spaces
- based on the total
number of parking
spaces.
• Accessible parking spaces
- designated as reserved
by signs showing the
international symbol of
accessibility.
• Signs - located so they
cannot be obscured by
vehicles parking in the
spaces.
Accessible Routes
• Exterior routes – parking access
aisles, passenger drop-off areas, curb
ramps, walks, ramps, platform lifts,
clear floor space at entries
• Interior Routes – corridors, floors,
ramps, elevators, platform lifts, clear
floor space at fixtures and elements.
Problem curb
ramps
• Are too steep
• Have steep flared
edges
• Are accessed only
from heavily
trafficked areas
• Curb ramps no more
than 8.33% slope
• Flares no more
than10% slope
Ramps
• Walking surface in an accessible
space that has a running slope greater
than 5%
• Ramps cannot exceed 8.33% slope
• Cross slope cannot exceed 2%
Identify inaccessible elements
Doors
• Minimum clear width of 32 inches
– adult wheelchairs = 27-32 inches wide
– walkers = 32 inches wide
– 32 inches = the distance between
crutch tips of an average adult male
using crutches
• Push bars and other door hardware
allowed to protrude into clear width
if mounted high enough
Thresholds
• Exterior sliding
doors - ¾ inch
threshold
• Other types of
doors - ½ inch
threshold
• Raised
thresholds must
be beveled
Water Closets (Toilets)
•
•
•
•
•
•
Access and safe use of WCs depends
on:
proper seat height – 17”-19”
Centerline of toilet to wall exactly 18”
appropriately placed grab bars
appropriately placed toilet paper
usable and easy-to-reach flush controlswide side of toilet
sufficient and appropriate clear floor
space
Grab Bars
Strategically located to provide assistance
to users during transfers
• Required both to the side and the back of
the WC
• 33 inches to 36 inches high
• Side grab bar: minimum 42 inches long,
forward end 54 inches from back wall
• Rear grab bar: minimum 36 inches long
Bathtubs
• Sufficient clear floor space
• In-tub seat or seat at the head of the tub
• Grab bars installed or structural
reinforcement for grab bars
• Faucet controls offset to the outside of
the tub to minimize the reach into the tub
• Shower spray unit with a hose at least
60 inches long
Any Problems With This
Bathroom?
Kitchens
• Clearances between opposing
base cabinets, counter tops,
appliances, or walls: 40 inches
minimum, 60 inches in U-shaped
kitchens
• Clear floor space at least 30 inches
by 48 inches at all appliances in the
kitchen
• At least one 30-inch section of
counter has to be mounted no
higher than 34 inches high
Kitchens
• Sink and adjacent counter of at least 30
inches wide mounted no higher than 34
inches high
• Controls for ranges and cook-tops must
not require reaching across burners
• Ranges and cook-tops with pushbutton
controls
• Ovens self-cleaning OR located next to
adjustable height counter, knee space
below
HUD allows Alternate
Accessibility Standards
• Accessibility requirements for federally
Subsidized Housing recipients – use
Uniform Federal Accessibility Standards
(UFAS) to meet the accessibility
requirements of Section 504.
• As of May 23, 2014 – Federally subsidized
Housing recipients may use the 2010 ADA
standards with the Exceptions.
• http://portal.hud.gov/hudportal/HUD?src=/p
ress/press_releases_media_advisories/20
14/HUDNo_14-057
FAIR HOUSING
Fair Housing: Its Not an Option
IT’S THE LAW
QUESTIONS?
For more information contact:
Michele Hutchins, Equal Opportunity Specialist
Office of Fair Housing & Equal Opportunity
U.S. Dept. of Housing & Urban Development
125 S. State Street, Room 3001
Salt Lake City, UT 84138
(801) 524-6097-Direct line
(801) 524-6909-TDD/TTY line
1-800-877-7353 – Denver Toll Free
email: [email protected]