1 / 57

Fair Housing Design and Construction Training

Fair Housing Design and Construction Training. David Cronin. Road Map. 1. Basic Requirements Under the FHA 2. Design Requirements & Common Violations 3. Basic Requirements Under the ADA 4. Basic Requirements Under Section 504 of the Rehabilitation Act

aldan
Download Presentation

Fair Housing Design and Construction Training

An Image/Link below is provided (as is) to download presentation Download Policy: Content on the Website is provided to you AS IS for your information and personal use and may not be sold / licensed / shared on other websites without getting consent from its author. Content is provided to you AS IS for your information and personal use only. Download presentation by click this link. While downloading, if for some reason you are not able to download a presentation, the publisher may have deleted the file from their server. During download, if you can't get a presentation, the file might be deleted by the publisher.

E N D

Presentation Transcript

  1. Fair Housing Design and Construction Training David Cronin

  2. Road Map... 1. Basic Requirements Under the FHA 2. Design Requirements & Common Violations 3. Basic Requirements Under the ADA 4. Basic Requirements Under Section 504 of the Rehabilitation Act 5. Universal Design and Visitability

  3. The Fair Housing Act • What does it cover? • Private housing • Housing that receives Federal financial assistance • State and local government housing • What does it apply to in regards to design? • All newly-constructed multi-family housing consisting of four or more dwelling units built for first occupancy after March 13, 1991 • Where to find requirements • http://www.huduser.org/Publications/pdf/fairhousing/fairintro.pdf • Follows ANSI Standards (American National Standards Institute)

  4. Fair Housing Design & Construction • 24 CFR 100.201 Definitions: • “Covered Dwellings” • Ground floor dwelling units in buildings consisting of 4 or more dwelling units • Buildings consisting of 4 or more dwelling units if such buildings have 1 or more elevators • "Ground floor" • A floor of a building with a building entrance on an accessible route • A building may have one or more ground floors • Ex. – buildings with elevators

  5. A Few Fair Housing Basics • Needs of Wheelchair Users • Clear Floor Space • Minimum of 30” by 48” to approach an object, counter, or control • May be either parallel or perpendicular to object • Turning Space • A diameter of 60” is required to make a 180 degree turn • Or a T-shaped turn can be made (like 3 pt. turn in a car) where space is provided

  6. A Few More Basics • Adults using crutches or a walker need 28” to 31.5” of clear space • A person using a service animal needs 32” of clear space • People who are deaf or hard of hearing need bright lighting and visual alert alarms and notifications

  7. Seven FHA Design Requirements • Accessible Building Entrance Must be Located on or Connected to an Accessible Route • Accessible & Usable Public & Common Use Areas • Usable Doors • Accessible Route Into & Throughout the Covered Dwelling Unit • Light Switches, Electrical Outlets, Thermostats, & Other Environmental Controls in Accessible Locations • Reinforced Walls for Grab Bars • Usable Kitchens & Bathrooms

  8. Accessible Building Entrance on an Accessible Route • Building entrance must be connected by an accessible route to: • Public transportation stops • Accessible parking • Passenger loading zones • Public streets or sidewalks • Entrance must be one typically used by residents/guests for purpose of entry

  9. Accessible Entrance: Handicap Parking at Office • Requirements • Located on shortest accessible route • At least 96” wide • Must have an access aisle that connects to the accessible route • Access Aisle must be at least 60” wide (FL law as well) • 2 spaces can share an aisle • Must be marked by sign of accessibility (84” high from bottom of the sign – FL) 84” 36”+ 96” 60”

  10. Accessible Entrance: Path to Leasing Office • Accessible Path • Continuous and unobstructed • Connects accessible elements throughout site • Can be maneuvered by someone in a wheelchair • Must be at least 36” wide • Curb Ramps • Must connect the parking area to the sidewalk • Must be flush to the street • Must have enough space for a wheelchair to approach from different angles and maneuver to the entrance • No obstructions

  11. Accessible Path: Curb Ramps Cont’d • Curb Ramp • Min. of 36” exclusive of flared sides • Slope should be 1:12 (8.33%) (generally) • Surface • Stable, firm, slip resistant • Textured Textured 36”+

  12. Entry to Office & Common Areas • Need clear, readable, high-contrast signs indicating accessibility • Door threshold: low or flush to the ground • Door handles: levers not knobs • Doorway entrance must be at least 32” wide

  13. Bathroom in the Office • Must be: • Wheelchair accessible • Along an accessible route • Must have: • Grab bars • Maneuverable space • 3 Stall Types • Narrow 36” • Alternate 48” • Standard 60”

  14. Office Bathroom Variations • Narrow 36” Wide • Not the best choice for people who use wheelchairs, although technically sufficient • Alternate 48” Wide • Good for renovation projects as a compromise between narrow and standard • Standard 60” Wide • Much better option because allows enough floor space for easy transfer from wheelchair to toilet • Length for each stall type varies depending on wall or floor-mounted toilet

  15. Accessible Path Throughout Site • Definition: • Connects dwelling unit to public transportation, public sidewalks, accessible parking, and passenger loading zones • Required by: • FHA • ADA • Section 504 • 2012 Florida Accessibility Code

  16. Stairs Can Never Be Part of an Accessible Path

  17. After-build Resolution:

  18. Accessible Route Exception: Site Impracticality • “... at least one building entrance on an accessible route unless it is impractical to do because of the terrain or unusual characteristics.” • The FHA does not contain this exception but the Guidelines recognize it • Two Tests • Individual Building Test • Site Analysis Test • Both tests apply to sites having extreme terrain or unusual characteristics • Tests do NOT apply to buildings with elevators

  19. Site Impracticality Tests • 1) Individual Building Test • MUST be used when terrain is an issue; single building; only one common entrance • Applies when: • The elevation difference between the undisturbed site grade and the proposed finished site grade from arrival points and the planned building entrance is over 10% when measured in a straight line • If the slope is 10% or less then no site impracticality exists • See the FHA Design Manual for further information (Part 2: Chapter 1)

  20. Site Impracticality Tests • 2) Site Analysis Test • Used to analyze multi-family housing with multiple buildings OR a single building with multiple entrances • Must first determine the number of units which must be on an accessible route (slope calculation) • Then place these units throughout the property • See the FHA Design Manual for further information (Part 2: Chapter 1)

  21. Accessible Route to Common Areas: Outdoor Amenities • Includes swimming pools, playgrounds, tennis courts, community gardens, jogging paths, picnic areas, basketball courts, exercise rooms, spas, etc. 36”+

  22. More on the Outdoors • Dumpster must be accessible • Mailboxes must be accessible and reachable for a seated person • Sidewalks must have an accessible path leading from accessible parking NOT accessible

  23. The Unit: Entrance Maneuverability Bathrooms Kitchens Switches, outlets, controls

  24. Accessible Entrance on Accessible Path • Entrance Requirements • 32” minimum nominal clear opening(31 5/8”) at doorway when door is open at 90° angle • Low or no threshold • Clear maneuvering space inside and outside the door • Accessible door hardware (lever pull) • Safe door closing speed • Sliding and folding doors also must have a 32” clear opening & easy handles

  25. Acceptable Door Handles NOT Acceptable

  26. Path Inside the Unit • Accessible Route should be 36” wide throughout the unit • Interior doorways should be 32” wide • Hallways should be 36” wide • Path must: • Pass through the main entrance • Continue through all rooms • Adjoin required clear floor spaces in kitchen and bathroom fixtures • Connect w/ all secondary doors

  27. Switches, Outlets, & Controls • Covered items: • Thermostats and other heating, air-conditioning, and ventilation mechanisms • Ceiling fans • Electrically operated skylights • Light switches • Electrical outlets

  28. More Switches, Outlets, & Controls • Light, fan, thermostat, & other switches/controls • No higher than 48” from the finish floor and reachable if seated • Wall outlets • No lower than 15” from the finish floor • Electrical outlets over cabinets must be at least 36” from the corner • Best switches • Rocker, toggle, or touch sensitive

  29. 48” or less 15”+

  30. Exceptions • Controls and Switches NOT Covered by the FHA • Controls on appliances • Garbage disposals • Duplicate/comparable controls or switches • Circuit breakers or electrical outlets dedicated to individual appliances • Emergency interrupt switches to mechanical systems such as furnaces and water heaters

  31. Usable Kitchens • Three Requirements: • 1) Minimum clear floor spaces at fixtures and appliances • 2) Minimum clearance between counters • 3) Additional specifications for U-shaped kitchens

  32. Clear Floor Space • 36” wide route throughout kitchen • Must have a 30” by 48”clear floor space at each kitchen appliance/fixture • Unless knee space is provided, space to execute a parallel approach must be provided at ranges, cooktops, and sinks • Space must be centered on fixture

  33. Clearance Space • Clearance Between Counters & Cabinets • At least 40” between all opposing base cabinets, countertops, appliances, and walls • Kitchens with Islands • Must have a 40” clearance between the face of the island and all opposing features

  34. Kitchen with an Island 40”

  35. More on Kitchens • Cabinet/countertop depth may not exceed24” • Lever hardware is preferred but not required • Switches, outlets, and controls must be accessible • Electrical outlets over cabinets must be at least36” from the corner 24” or less

  36. U-shaped Kitchens • 60” diameterturning circle required if a sink, range, or cooktop is at the base of the U • Allow 64” if dishwasher is included • Must have a 30” by 48” clear floor space for parallel approach centered on the sink, range, and cooktop • Exception • If the base cabinets are removable then the clearance minimum is only 40” instead of 60” • Knee space under sinks and cooktops must be 30” wide and 27” high is recommended

  37. U-shaped Kitchen Example Electrical outlet 36” 60”

  38. Bathrooms • Walls must be reinforced for future grab bar installation • Must be located on an accessible route with a nominal 32” clear door opening • Maneuverable space inside bathroom • Minimum of 30” by 48” of clear floor spaceoutside the swing of door when open at 90 degrees • Lever or push/pull handles preferred • Sink and tub handles • Accessible switches and controls

  39. Bathroom Options • There are two bathroom design options: • Specification A • Specification B • Neither one is required specifically • However, if there is only one bathroom, the Guidelines recommend using Specification B because it provides more accessibility

  40. Bathroom Options: Specification A • If chosen for one bathroom, ALL other bathrooms must comply with specification A requirements as well

  41. Bathroom Options: Specification B • If chosen for one bathroom, other bathrooms must: • Be located on an accessible route • Have a nominal 32” clear door opening • Have reinforced walls for grab bars

  42. Powder Room • Required Specifications • Located on an accessible route • Has a nominal 32” clear door opening • Switches and controls are accessible • Exception • If the powder room is the only ground floor bathroom, it must also have: • Reinforced walls for grab bar installation • Sufficient maneuvering space

  43. Common Violations:

  44. Accessible Path Obstructions Accessible routes cannot be obstructed or interrupted by legally parked cars -> striped access aisle needed (see next slide for example)

  45. Mailboxes Striped access aisle Accessible paths added • Path obstructed by parking spot from both access areas • Not connected to accessible route from sidewalk • Handicap parking space added • Access aisle to accessible route added • Connects mailboxes to accessible route from sidewalk

  46. Ramp Violations • Ramps should connect to an accessible route • Steep ramps require a handrail

  47. Other Fair Housing Laws Americans With Disabilities Act Section 504 of the Rehabilitation Act

  48. The Americans With Disabilities Act • Applies to places of public accommodation • How does it apply to housing? • Covers the clubhouse and parking for the clubhouse (see next slide for new requirements) • Public accommodations under Title III • Requirements are similar to the FHA & Section 504 • If there’s a discrepancy, follow the stricter requirement • Where to find requirements • http://www.ada.gov/regs2010/2010 ADAStandards/2010ADAstandards. htm#unitsforsale

  49. Recent Changes to the ADA • Effective Date: March 15, 2011 • Applies to: • Facilities existing as of March 15, 2012, that do not comply with the 1991 Standards must be modified to the extent readily achievable to comply with the requirements of the 2010 Standards • 2010 Accessibility Standards are meant to harmonize with the Federal Standards (UFAS) • 2010 Standards now include design requirements for residential dwelling units built by or on behalf of public entities (State or local governments or any of their departments, agencies, or other instrumentalities) with the intent that the finished units will be sold to individual owners

  50. Section 504 of the Rehab Act of 1973 • What does cover? • Housing that receives Federal financial assistance • What does it apply to? • New construction • Rehabilitation projects • Where to find requirements • http://www.access-board.gov/ufas/ufas-html/ufas.htm#4.1.1 • Follows UFAS(Uniform Federal Accessibility Standards) • Designed to closely follow ANSI Standards (FHA)

More Related