How can I make sure this structure meets accessibility guidelines?

[jbourne84]

New to the forum, I'm working as a draftsman for someone building a mixed use structure in Vermont. It looks like a large barn with a large bay garage, but will have office space and an apartment upstairs. The first floor garage will be for his property management company (his and his employees use). The upstairs office may be part of this but might also be leased out to someone else. The apartment will be a separate rental with rear, ground-level access, as it is built into a hill.

He has asked me to check ADA compliance for the fire/safety permit so we can make any necessary changes. I've got the 2010 ADA standards text on screen and its... a lot. Is there a more efficient way to take on this task without just skimming through this whole thing looking for things that apply to this project?

His architect is just swamped right now and he offered me the opportunity to expand my role and start learning codes and, I'm already feeling in over my head but I do want to learn.

Thanks for any direction/tips on this

Some plans in case that helps-

https://imgur.com/a/prlyjjE

 

[mark handler]

All new construction and alterations shall be in accordance with the "Vermont Access Rules" as adopted by the Vermont Access Board.


APARTMENT NEEDS TO MEET Federal Fair Housing Design Manual, NOT ADA, TRY ATTACHED
https://www.huduser.gov/portal/publications/PDF/FAIRHOUSING/fairfull.pdf

OFFICE NEEDS TO MEET Vermont Access Board. https://firesafety.vermont.gov/site...es/rules/dfs_rules_accessammended-current.pdf

 

[BN4537]

There is not an easy way or a shortcut to learn accessibility - but this guy is pretty good, he's got a few different videos that seem to be fairly reliable. I haven't watched these in awhile, so I can't say for certain that he's 100% on point with everything, but it helped me.

 

[e hilton]

You call out the stairs to be 7-3/4”x10” … but have you actually drawn a section to be sure they will fit?

 

[mtlogcabin]

Since this is only one apartment I don't believe Fair Housing is applicable to this project

The design and construction requirements of the Fair Housing Act apply to all new multifamily housing consisting of four or more dwelling units.

 

[jbourne84]

All new construction and alterations shall be in accordance with the "Vermont Access Rules" as adopted by the Vermont Access Board.


APARTMENT NEEDS TO MEET Federal Fair Housing Design Manual, NOT ADA, TRY ATTACHED
https://www.huduser.gov/portal/publications/PDF/FAIRHOUSING/fairfull.pdf

OFFICE NEEDS TO MEET Vermont Access Board. https://firesafety.vermont.gov/site...es/rules/dfs_rules_accessammended-current.pdf




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Thanks for the redlines, I take it the bathroom will have to be full handicap accessible? why dont think others meet code?

 

[Mr. Inspector]

Maneuvering space at doors At just the commercial areas, not the apartment.

 

[ADAguy]

Maneuvering space at doors At just the commercial areas, not the apartment.

Check the kitchen for counter height and knee clearance beneath sink, don't forget accessible parking.

 

[mark handler]

Thanks for the redlines, I take it the bathroom will have to be full handicap accessible? why dont think others meet code?

Handrail extensions and door clearances

 

[redeyedfly]

Check the kitchen for counter height and knee clearance beneath sink, don't forget accessible parking.

The apartment does not need to meet FHA.

OP- You should hire an accessibility consultant. This project would only be a couple thousand to review. You'll learn a lot.

 

[redeyedfly]

You'll need a ramp or elevator to the office to meet ADA.

 

[mtlogcabin]

You'll need a ramp or elevator to the office to meet ADA.

Not required since it is under 3,000 sq ft

 

[mark handler]

Not required since it is under 3,000 sq ft

It is, if the owner wanted it to be accessible.

 

[mtlogcabin]

It is, if the owner wanted it to be accessible.

Wanting something is not the same as you are required to do something.

 

[Jean Tessmer-HI]

jbourne84- you are correct the accessibility laws are complex and difficult to apply and on top of that the DOJ reserves the right to interpret the law in favor of the disabled which leaves a number of items to their discretion with you needing find all the facts to justify. The apartment on your project does not fall under the fair housing act at all. Unless it is rented as a vacation rental or public use it does not fall under the ADA plus it apprears there is only one. I think only the downstairs area that is commonly use by employees, falls under the ADA. The office will also need to comply if the owner sees anyone else like clients, engineers, etc.. in that space. The residences part does not have to meet the fair housing act unless he build four or more of the like a quad-plex townhouse. Your downstairs looks ok but to be safe install 36" doors and allow the clear floor spaces as dictated by the 2010 ADA and call the technical assistance line about your utility sink, it may or may not be covered. Hope this helps the laws are mind boggling. I applaud your determination to learn about accessibility codes.