Blog
‘Multi-Family Residential’ Category
Parking for Multi-Family Housing with Public Funding or Public Programs
There is discussion of what is allowed or required for a bar or dining surface and how it differs from a sales or service counter. Many times these two requirements can get confused with each other. Some of the main questions are, what is required if there is a split-height counter and what about the required clear floor space.
Closet Space – What Is Required for Access?
Closet space, whether common shared storage for employees, or within mobility feature guest rooms in hotels, student housing, or public dwelling units, needs to be accessible under the ADA.
Social Service Center Establishments – What Are They?
I have received a number of questions on how to treat multi-family residential facilities that also have offices and other services, and whether these are considered multi-use facilities. And of course the answer is – it depends.
Kitchen Design Considerations for Aging in Place
When remodeling a kitchen, what are some issues you might consider? We generally think of the appliances and locations, and then the countertop material and color. But there are additional items to consider if this is your forever home or if this is the one and only kitchen remodel you are thinking to do. So what are some issues to consider so the kitchen is useful as you age along with your house?
The Lavatory — Clear Floor Spaces, Reach Ranges, & Protruding Objects
Lavatories have some of the more involved clearances below which impact reach ranges above. The question of why is this important to understand might be arising in your thoughts. The answer is the impact on the location of faucet controls, soap dispensers, and any other built-in items including electrical outlets and switches.
Washers & Dryers, and Access
This is a relatively simple topic, but I have seen a number of new facilities where these are not specified or installed in a compliant fashion. The ADA standards does not require all of the machines to be accessible. In each accessible space, one minimum is required to be accessible for a dryer and one for a washing machine. And if there are more than 3 washers or 3 dryers, then two are required to be accessible of each. This is applicable whether it is in a laundromat, or a common space laundry room for public residential dwelling units, or student housing at a place of education, or social service center establishment sleeping rooms, or a mobility feature dwelling unit.
Sinks, Sinks, Sinks, and Lavs – What needs to be done?
Modified July 11, 2017 Sinks have many differing requirements depending upon how they are being used including types of approach, cabinetry below or not, and even the number required to be accessible. Following is a summary of different sink types and their uses that will hopefully shed some light on the issue and requirements for each.
Counters, Cabinetry, & Hardware
Janis Kent, Architect, FAIA, CASp © February, 2017 One of the things that we may not pay too much attention to is counters – whether kitchens, kitchenettes, service, or work surfaces. Depending on the set up, we have either a side/parallel approach, or if we have knee/toe clearance below we can have a front approach. […]
The Doorbell – Transient Lodging & Dwelling Units
Janis Kent, Architect, FAIA, CASp © July, 2016 Doorbells have a variety of requirements with the implementation of the 2010 ADA Standards. This would be within communication feature units both for transient lodging guest rooms as well as for dwelling units. These features are for people who are deaf or hard of hearing, and […]
Storage – An Overview
Janis Kent, Architect, FAIA, CASp © January, 2016 For some reason, storage requirements appear to be confusing for most people – either accessible storage is forgotten completely or adequate accessible storage is not provided. And there also are some ambiguous portions in the ADA which really do need to be better defined. Like most other […]
Pool Lifts – How to get in, out, up, and down
Janis Kent, Architect, FAIA, CASp ©April 2016 Pool lifts have very specific requirements which many times have been overlooked – from the mechanism itself to the level clear floor space adjacent to the water edge. Lifts are typically required for both pools and spas, although there are other alternative means of entry into the […]
What is Not Transient Lodging – Alternatives & Access
Aside from hotels, motels, and inns there are other types of vacation rentals that people use. Some fall under the definition of bed and breakfasts while others are considered short-term private rentals where people rent out their homes, or rooms within their homes whether thru an agent or thru online companies such as Airbnb.
College Housing – Dormitories, Residence Halls, and Apartments – What to comply with?
With the 2010 ADA Standards, college housing, if operated by or on behalf of a place of education, is considered transient lodging even though the period of stay is over 30 days. What this means is, it is required to comply with the ADA Standards, and in California, Section 11B as well.
ADA Requirements for Kitchen Storage
So what do we need to know about access for kitchen storage? Since we are talking about ADA it would pertain to kitchens that are new or altered in employee lounges/break rooms, and new or altered kitchenettes or kitchens in transient lodging whether in the guest room or in a common space. It would also apply to kitchens in multi-family residences that are owned, built, or operated on behalf of a public agency both in the common space and in the mobility feature dwelling units.
Multi-Family Housing — Which regulations pertain?
In the last few years I have noticed more and more projects for both new and altered multi-family dwellings some of which are multi-use as well. These projects are both privately funded and publicly funded leading to the question – which regulations are applicable. There is no simple answer since, as usual, it depends. It depends on whether it is totally privately funded or whether it has some public funding or involvement. It also depends on whether it is new construction, a conversion from lofts or something similar, or whether it is an older building.
Trash Enclosures — Accessible or not?
Trash enclosures are one of the items we tend not to talk about or even think about much – out of sight, out of mind, and for years it was thought no access was required. But a trash enclosure should have some measure of access – the question is how much?
Refrigerators — What You Need To Know
Janis Kent, Architect, CASp © May, 2014 A question comes up – just how far reaching is the ADA? Most of us understand it affects buildings. A number of us understand it affects our operating policies, such as allowing a service animal into all buildings including restaurants. A more enlightened group understands it even affects […]
Mail Boxes – So How High Should They Be?
Janis Kent, Architect, CASp © September, 2013 Different regulations have varying requirements for installation of mailboxes. The US Postal Services also has a maximum height requirement but this is not in reference to Accessibility features. In order to determine installation requirements you will need to know which regulations need to be adhered to. In Residential […]