ACCESSIBILITY

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Given the complexity of POAH’s financing, more often than not, we’re required to comply with a layered set of accessibility standards. This typically includes federal standards, state codes, and sometimes city-specific codes. Most codes have their own definitions/terminology, scoping requirements, and technical requirements; note that in moments of overlap, the most stringent requirement must be complied with even if it comes from a non-federal code (e.g., state, city).

WHEN TO USE THIS BASIS OF DESIGN SECTION

This section is intended to provide a concise explanation of the codes POAH projects are required to comply with and share potential strategies for achieving accessibility and adaptability. It is not intended to provide a detailed overview of what is required or replace work by the architect/third party reviewer. Architect of record is required to confirm accessibility.

 ACCESSIBILITY vs ADAPTABILITY

• Accessible: Spaces are fully usable by individual with disabilities at the time of construction without modification.

• Adaptable: Spaces or elements (e.g., cabinetry) can be altered upon request to accommodate the needs of individuals with disabilities. Most codes provide adaptability allowances for unit bathrooms and kitchens (Architect of Record to confirm which are present in your project’s code(s)).

WHERE TO FIND ACCESSIBILITY IN DRAWINGS

• Accessibility codes will typically be listed on the cover sheet or a code summary sheet. Federal, state, and local (if applicable) should all be noted.

• Accessibility details will typically be provided early in a drawing set, either on a General or Architecture sheet.

 GLOSSARY

Code Types: Any time you’re working with accessibility codes, there must be both scoping and technical requirements. If you’re using a code that provides both (detailed below), then it can stand alone. If a code only provides scoping requirements, then it must be used in tandem with a technical code.

• Scoping Code: Tells you what needs to be made accessible (e.g., at least one toilet stall must be accessible).

  • Example: International Building Code (IBC)

• Technical Code: Tells you how to make something accessible (e.g., accessible toilet stalls must be these dimensions, have grab bars, etc.).

  • Example: American National Standards Institute (ANSI)

• Scoping + Technical Code: Tells you what needs to be accessible and how to make it accessible within the same code.

  • Examples: Uniform Federal Accessibility Standards (UFAS) 1984, Americans with Disabilities Act (ADA) 2010

FEDERAL REGULATIONS

• The applicable federal regulation(s) for your project will be determined by the funding source(s) the project is receiving. Architect of Record to confirm.

• Note that federal regulations are different from state and local code adoptions. In most cases, state and local codes will be equivalent to, or exceeding, federal regulations. This means that meeting federal regulations alone does not guarantee that the project is compliant.

• Where the federal code(s) and state/local code(s) differ in requirements for a certain element, the most stringent requirement must be followed even if it’s from the state/local code (i.e., federal does not automatically take precedent over state/local).

  • Example: Common area water closet grab bars

    • ADA 2010 (Federal): Does not require a vertical side wall grab bar

    • Chicago Accessibility Code (Local): Does require a vertical side wall grab bar; this means that a vertical side wall grab bar is required

STATE REGULATIONS

Note that state and local adoptions often change more frequently than federal adoptions. Architect of Record to confirm that the most up-to-date state and local codes are being used.

Key Amendments: Visit THIS LINK for all building code amendments

• In projects with more than 20 units, at least 10% must be ANSI Type A (exceeds IBC 2021 requirement of 2% ANSI Type A Units).

• Accessible parking spaces must be 15’-0” (car) or 16’-0” (van) wide, which exceeds the ANSI 2017 requirement of accessible parking spaces being 8’-0” (car) or 11’-0” (van) wide.

Key Unique FBC-A Requirements: Visit THIS LINK for the full standard.

• Has residential dwelling units (similar to 2010 ADA, detailed above) rather than ANSI Type B and Type A Units.

• All accessible parking spaces must be at least 12’-0” wide and be designated with blue paint (see Detail 1).

• In new construction projects, accessible toilet stalls must have an accessible lavatory within them (see Detail 2).

Key Unique MAAB 521 CMR Requirements: Visit THIS LINK for the full standard

• Unit Types

  • Group 1 Units: All dwelling units are required to (at minimum) meet the requirements for Group 1 Units.

  • Group 2 Units: In projects with 20+ units, at least 5% must be Group 2A Units. They have greater accessibility requirements than Group 1 Units, and they’re designed to be mostly accessible upon first occupancy.

All Units

• All closet walls must be structurally capable (i.e., blocking) of supporting the installation of shelves from 42” – 72” above the finish floor, measured to the highest surface of the shelf.

• Kitchen sinks can’t be deeper than 6-1/2”.

• The floor of wall ovens must be 30” (hold) above the finish floor.

• Kitchen walls must be capable of structurally supporting (i.e., blocking) wall cabinets at any height from 42” - 54” measured to the bottom of the inside of the cabinet.

• Each base cabinet in kitchens must be removable.

• Cabinets provided under lavatories and kitchen sinks must be removable, and a compliant knee and toe clearance profile must be provided beneath the fixture (see Details 3 and 4).

• Refrigerators must be positioned to allow the door(s) to open 180 degrees (see Detail 5).

• The primary bedroom must be sized to provide a 60” turning space (clear of the door swing) at one side of a full size bed (see Detail 6). Additional bedrooms must be sized to provide the same based on a twin size bed.

Group 1 Units

• All doors must be capable of being accessible without structural change (see Detail 7). Although the door shown in Detail 8 is not accessible given its current swing into the bathroom, it’s compliant because it can be made accessible by reversing the swing out of the bathroom.

• If any closet is deeper than 24”, the doorway must be accessible so that an individual using a mobility aid can enter the closet (see Detail 8).

• Bathtub grab bar reinforcement must be provided on all walls from a height of 6” above the fixture rim to 48” above the bottom of the fixture (see Detail 9).

• Shower grab bar reinforcement must be provided on all walls from a height of 6” to 48” above the shower floor (see Detail 10).

Group 2 Units

• Bathrooms must be sized to provide a 60” turning space that doesn’t come in contact with any fixtures (see Detail 11).

• Bathtub grab bar reinforcement must be provided on all walls from the fixture rim to a height of 60” above the bottom of the fixture. Additionally, bathtub faucets and valves must be centered horizontally on the back wall, and the tub spout must be located on the end wall above the drain (see Detail 12).

• Shower grab bar reinforcement must be provided on all walls from the floor to a height of 60” above the shower floor Additionally, shower valves must be centered horizontally on the long wall (see Detail 13).

• The top of the bathroom mirror must be at least 72” above the finish floor (see Detail 14).

• In the kitchen, a 15” wide minimum countertop must be provided on one side of the sink, the cooktop, and the refrigerator (see Detail 15).