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orlilan
Joined: 05 Dec 2007
Posts: 3
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 Posted: Thu May 01, 2008 4:03 am Post subject: ADA, adaptability in residential project- NYC |
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Hi.
I have come across a "handicap detail sheet" of a project which has excerpts from the ADA design guidelines but also other excerpts, the source of which I am trying to figure out.
These other excerpts are identical in font, graphics language and any other way to the ADA document (the online ADA design guidelines are identical to the print copies us architects have in our offices). But, they describe adaptable designs including bathrooms and kitchens (including, for example, shaded patches on bathroom interior elevations where wall reinforcement is required for future grab bars)
The ADA design guidelines does not describe adaptable design (they only define it), but only accessible design.
My question is, where did these excerpts come from. I need to clip them into drawings for my own residential project.
Thanks very much. |
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phansford
Joined: 18 Apr 2004
Posts: 595
Location: SW Ohio
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mx2
millennium club
Joined: 18 Jan 2006
Posts: 1968
Location: Miami, Florida
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| Posted: Wed May 14, 2008 6:49 pm Post subject: |
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I had forgotten about this resource,...thanks Phansford. I just dawned on me how little multi-family residential projects I have worked on. One, actually...
...but ADA accessibility is not necessarily something limited to mandated public minimums, so this is a valuable tool that could be applicable in a variety of other private building typologies as well.
mx2.5
_________________
*Art of Architecture: The conscious use of skill and creative imagination in the production of an aesthetic building.
*Science of Architecture: The calculated use of technical skill and knowledge in the construction of a functional building. |
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nanrehvasconez
Joined: 25 Feb 2008
Posts: 254
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| Posted: Thu May 29, 2008 8:59 pm Post subject: |
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| Your own residential project? if is a single family home for your own use you do not have to comply with ADA, it is better to let the handicaped buyer do his/her own ADA's application to fit his/her particular needs. we do multiple dwellings and hotel projects, in which we allow all the units and or guest rooms to be ADA accessible, for us is much cheeper to fit ADA requirements during construction than to do after compleation. Most cities and counties may require a small percentage of units to be ADA accessible. |
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phansford
Joined: 18 Apr 2004
Posts: 595
Location: SW Ohio
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| Posted: Fri May 30, 2008 5:26 am Post subject: |
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| nanrehvasconez wrote: | | we do multiple dwellings and hotel projects, in which we allow all the units and or guest rooms to be ADA accessible, for us is much cheeper to fit ADA requirements during construction than to do after compleation. |
Don't confuse Fair Housing (FHAG), which requires "adaptiblity" and Americans with Disabilities (ADAAG) which requires "accessibility". Multi-family housing is regulated by FHAG and commerical establishments providing goods and services (hotels) are regulated by ADAAG.
You can actually have a multi-family complex where both regulations are required. The individual units would be required to met FHAG, while the common public areas such as the management office and community building would be required to comply with ADAAG.
It is not a good idea to make every unit accessible as not every one with a disability can use the designs dictated by ADAAG. The ADAAG standards are based on a 28 year old male paraplegic with strong upperbody strength. So you could actually be creating a situation where someone with a disability can not be accommodated.
| nanrehvasconez wrote: | | Most cities and counties may require a small percentage of units to be ADA accessible. |
Cities and Counties do not have any say on the number of units that are required to be accessible. The percentages are clearly identified by ADAAG and FHAG. The ADA is a civil rights law with a building design component. The model building codes reference the guidelines (ICC Chapter 11). However, if you somehow get past the building inspector - which can easily happen, then enforcement is not by the building department or the fire department. Enforcement is by the Department of Justice as - again - the ADA is a civil rights law and is modeled and references the Civil Rights Act of 1964. |
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mx2
millennium club
Joined: 18 Jan 2006
Posts: 1968
Location: Miami, Florida
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| Posted: Sat May 31, 2008 9:48 am Post subject: |
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Phansford is correct and this cannot be stressed enough. This is a Federal law mandated throughtout the entire country that is enforced by the Department of Justice (the Attorney General's office) as described in Title II and III. Here's a good link to answer any questions:
http://ada.gov/
mx2.5
_________________
*Art of Architecture: The conscious use of skill and creative imagination in the production of an aesthetic building.
*Science of Architecture: The calculated use of technical skill and knowledge in the construction of a functional building. |
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nanrehvasconez
Joined: 25 Feb 2008
Posts: 254
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| Posted: Sat Jul 19, 2008 5:11 pm Post subject: |
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The republics of Berkley, Santa Monica and 1000 Oaks, among others, have more restrictive conditions than the Feds, in multiple housing and hotels, as long as you do not use federal funds (HUD) you may apply the lesser standards.
The reason we make our multiple dwellings all ADA complient is due to mangement expediency, if you have all ADA compliant, any unit can be rented to anyone |
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