Compliant Signage

One of the easiest facets of the Americans with Disabilities Act (ADA) to address is signage and we get a lot of questions regarding what constitutes compliant signage.  As a response to this, we have developed this month’s newsflash in order to more clearly define what compliant signs look like.

One of the signs which is universally required and many of the facilities we visit does not have is the International Symbol of Accessibility (ISA).  The correct version of this sign is depicted below.

Due to the fact that restrooms are often one of the most cited areas in a facility, restroom signage is one of the questions we get most often.  Below, we have depicted the accurate men’s restroom wall sign and the unisex wall sign – complete with one of the components which is most often wrong, Braille:

If you would like an explanation of where exactly these signs are to be located, information on lettering height or would like to see the women’s sign, please email Rebecca Hellwig in our office at RHellwig@larsandersen.com.

It is important to note that there are a few slight changes made in Braille due to capitals, so the depiction may vary slightly from the above and still be correct.  However, this is the depiction we recommend to our clients as a correct version.

Below are some of the variations of tow away signs to be posted at each entrance to the parking area or at each Accessible parking space.  However, only one of them has all of the correct verbiage and information.

Below, you will see some of the different signs we have come across while inspecting van accessible parking stalls.  While these variations all have correct components, only one of the signs contains all of the correct information.
We understand it can be difficult to find the correct signage and are happy to assist when questions regarding this issue come up.  In the event you have questions or comments, please feel free to contact our office via email in order to have your questions on this topic answered.

Accessible Restrooms (General Information – Part 1)

Restrooms are a consistent issue of concern for business owners.  With that in mind, we wanted to cover some of the relevant restroom features our firm has been asked to address. We will break down this information into several Newsflashes in order to cover single accommodation and multiple-accommodation restrooms as well as other general information. To begin, we will address the issues of the accessible route to the restroom, entry and clear floor space for Single Accommodation Facilities.

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Accessible Route

• It is required that all doors, fixtures and controls be on an accessible route
• Except at doors, the minimum clear width of the accessible route should be 36”.
• When the accessible route makes a 180 – degree turn around an obstruction that is a minimum of 48” wide, the clear width is 42” minimum approaching the turn, 48” minimum at the turn and 42” minimum leaving the turn
• When the accessible route makes a 180-degree turn around an obstruction that is a minimum of 60” wide, the clear width is 36” minimum approaching the turn, 60” minimum at the turn and 36” minimum leaving the turn.

 

 Restroom Entry

• Minimum door leaf of 36” is required
• The entry door to a single accommodation toilet rooms must have a closer and a privacy latch (push button-lever release recommended).
• Restroom doors are required to be accessible; 5 lb maximum force to open, and shall close greater than 3 seconds to 3” of the latch.

 

Clear Floor Space

• Doors shall not swing into the clear floor space required for any fixture.
• Sufficient space must be provided for a wheelchair measuring 30” wide x 48” long to enter the room and permit the door to close. 
• A clear space of sufficient size to inscribe a 60” diameter circle, or a T-shaped clear space, should be provided within the sanitary facility room.
• The clear space should be clear of objects from the floor to a height of 27”.
• No door should encroach more than 12” into the required clear space.
• A minimum 60” wide and 48” deep clear floor space should be provided in front of the water closet.  The exception to this is that in an existing building, a single-accommodation toilet facility may have the water closet fixture located in an area which provides a clear space of not less than 36” wide by 48” long in front of the water closet.

 

In the event you have questions or comments on this topic, please feel free to contact our firm in order to have your questions answered.

Making Reception Areas Accessible

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In the past, we’ve brought to your attention the importance of making parking lots, restrooms, and entrances (doors) accessible according to the Americans with Disabilities Act and California Building Code.  However, another area that is important to address is the Reception Area.  There are some key features that should be attended to in order to ensure that this important area is fully ADA compliant. According to the California Disability Access Information Website, here are some of the questions building owners/ facility managers should be asking themselves:

 

• Is the entrance door accessible? (This includes the width of the door, the pounds of pressure needed to open it, duration of closing, and the height of the threshold)
• Can an individual with a disability move about in the reception area without interference by furniture, planters or similar movable objects? Remember to consider persons with mobility and visual disability issues.
• Is there sufficient clear space for a wheelchair to turn around, clear floor space in front of objects that is at least 30″ x 48″, and space for wheelchair seating which is out of the circulation area of the room?
• If there is a reception counter, does it include an area that is at least 36″ wide with a counter height between 28″ and 34″ above the floor? This space must remain clear and cannot be used for storing equipment or office machines.
• Is informational and directional signage posted? Is signage tactile (raised letters) and/or Braille? Does the color of signage contrast with the surface it is placed on?
• Are the public restrooms nearest the reception areas accessible to persons with disabilities?
• Does the floor plan or layout of the office allow people with disabilities to obtain materials and services without having to request assistance?

These questions are a great start to ensuring reception areas are accessible.  In our experience, the most commonly non-compliant features include signage and counter height.

Differences between CBC and ADA Requirements

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While both the California Building Code (CBC) and Americans with Disabilities Act (ADA)  aim to ensure accessibility, at times, their requirements/standards can conflict.  We would like to highlight one of the differences we come across often which can cause confusion when addressing them. 

In July of 2010, revisions to the Department of Justice’s (DOJ) ADA regulations, including to its ADA Standards for Accessible Design, were signed by the Attorney General. According to the DOJ Website, “In general, the final rules will take effect 6 months after the date on which they are published in the Federal Register. Compliance with the 2010 Standards for Accessible Design is permitted after that date, but not required until 18 months after the date of publication.” The official text was published in the Federal Register on September 15, 2010. – which means it is required by March 15, 2012.

There were numerous changes made, a list of which are available on our blog post from September 16, 2010 (http://larsandersenassociates.wordpress.com/2010/09/16/staying-up-to-date-on-ada-guidelines/).  However, there is one key change we would like to draw your attention to involving single-user toilet room layouts.

 

 According to the 2010 ADA Standards, a single-user toilet room requires 5 ft dimension.  This is a slightly wider than the 2010 CBC requirement by a few inches. At Lars Andersen in cases of conflict such as this, we always elect to recommend going the more stringent requirement in order to offer the greatest protection for our clients.

Accessibility Presentations

When it comes to compliance with Accessibility rules and regulations, Lars Andersen & Associates, Inc. has been very involved in getting the community educated regarding their responsibilities with the California Building Code (CBC) and the Americans with Disabilities Act (ADA).  As a small business which takes great pride in our longevity, Lars Andersen understands the importance of a healthy community.  With that in mind, our staff has been actively involved in the effort to educate local municipalities and businesses regarding the importance of adherence to the ADA and CBC.

Our staff has given presentations all over the valley to Merchant’s Associations, Rotary Clubs, and Business Advocacy Groups to get the word out on what they should be doing to maintain compliance and promote accessibility.  We have received many requests for these types of presentations and are happy to help out however we can, sending members of our team to discuss what we’re seeing in the field and how businesses can take steps toward compliance with the ADA & CBC.  Lars Andersen’s experienced and certified team is capable of both identifying issues and addressing the means for correction and our background in civil engineering and design allows us to offer this service with an unparalleled understanding of the subject.

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Clovis ADA Program

The City of Clovis has been very active in addressing ADA issues in their City.  Here is the information regarding what they are doing from their website: http://www.ci.clovis.ca.us/Business/Pages/ADAComplianceProgram.aspx.

There may be some small things you can do to address ADA regulations without spending thousands of dollars. Attend a free educational workshop offered by the City of Clovis and learn how to make your business site compliant.  To find out when the next workshop is being held, please send your name, business name, address, and number of attendees to carlosm@cityofclovis.com or call Carlos Martinez at (559) 324-2092.   

The Business Assistance Program for Americans with Disabilities Act (ADA) Compliance is designed to assist businesses in the City of Clovis to become ADA compliant.  The objective of this program is to encourage local businesses to make the necessary modifications to comply with ADA regulations and avoid the risks of litigation.  Through this program, the Community and Economic Development Department at the City of Clovis offers 1) ADA compliance walk-throughs, and 2) deferred loans of up to $10,000 for half of the cost to make ADA required building improvements. 

 

Walk-Throughs

Businesses within the City of Clovis are eligible to apply for an ADA walk-through inspection. Walk-throughs are available to any locally-owned or franchisee-owned business located within the city limits. ADA compliance walk-throughs are not available to landlords alone, entire buildings or shopping centers rented to multiple tenants, corporate-owned businesses, empty buildings, or businesses larger than 75,000 sq. ft. A property owner may apply for a walk-through, but only if he/she owns and operates a single business in the property desired for inspection (walk-though is limited to the borders of that single business). Business owners with more than one business must submit a separate application per business. Businesses desiring to obtain a walk-through by the City of Clovis must submit a completed application to the Clovis Community Development Agency and a processing fee of $25.

ADA walk-through applications will be processed as completed applications are received and as funding is available.  Businesses that have already received an ADA walk-through by the City of Clovis are no longer eligible unless they have moved into a new business location.  

 

Matching Loans 

ADA/Accessibility matching loans are available to any locally-owned or franchisee-owned small business within the City of Clovis city limits. Loans are not available to landlords alone, empty buildings, or corporate-owned businesses. A property owner may apply for an ADA/Accessibility loan, but only if he/she owns and operates a single business in the desired property.

Tenants are required to provide documentation of the property owner’s consent to the improvements for a loan application.  Written consent may either be in the form of a lease indicating the lessee’s authority for property renovation and repair or written documentation of the property owner’s agreement to the proposed rehabilitation.  There is a section on the loan application for the tenant to have the property owner sign granting authorization to do the rehabilitation work.  The authorization letter must be notarized.

Businesses applying for an ADA Accessibility loan must have had an inspection or a walk-through, performed prior to applying for a loan. A copy of the inspection report, litigation report, or court order documentation must be submitted with the application in order to be considered.

Needed repairs must cost a minimum of $5,000 in order for a loan application to be considered. Deferred loans will not exceed $10,000 for half of the cost to make ADA required business improvements.   

Loan terms and conditions are as follow:  

(a)    Loan to be for a maximum of 10 years

(b)    Loan will bear interest of five percent (5%) from the date of the loan

(c)    Periodic payments must be made on a yearly basis and due on the anniversary date of the loan, until paid in full

(d)    Loans will be recorded on the property via a Deed of Trust

(e)    Loan could be paid in full at any time without any penalties.  

ADA loan applications will be processed as completed applications are received and as funding is available. Businesses who have already received an ADA Accessibility Loan are not eligible for a second loan unless the first has already been paid in full.

Compliant Signage

One of the easiest facets of the Americans with Disabilities Act (ADA) to address is signage and we get a lot of questions regarding what constitutes compliant signage.  As a response to this, we have developed this month’s newsflash in order to more clearly define what compliant signs look like. 

One of the signs which is universally required and many of the facilities we visit does not have is the International Symbol of Accessibility (ISA).  The correct version of this sign is depicted below. 

  

Due to the fact that restrooms are often one of the most cited areas in a facility, restroom signage is one of the questions we get most often.  Below, we have depicted the accurate men’s restroom wall sign and the unisex wall sign – complete with one of the components which is most often wrong, Braille:

If you would like an explanation of where exactly these signs are to be located, information on lettering height or would like to see the women’s sign, please email Rebecca Hellwig in our office at RHellwig@larsandersen.com. 

It is important to note that there are a few slight changes made in Braille due to capitals, so the depiction may vary slightly from the above and still be correct.  However, this is the depiction we recommend to our clients as a correct version.

Below are some of the variations of tow away signs to be posted at each entrance to the parking area or at each Accessible parking space.  However, only one of them has all of the correct verbiage and information.                                                                                               

 

Below, you will see some of the different signs we have come across while inspecting van accessible parking stalls.  While these variations all have correct components, only one of the signs contains all of the correct information.

                       

If you are interested in finding out which signs are the correct version, please email Rebecca Hellwig in our office at RHellwig@larsandersen.com. 

We understand it can be difficult to find the correct signage and are happy to assist when questions regarding this issue come up.  In the event you have questions or comments, please feel free to contact our office via email in order to have your questions on this topic answered. 

This “Accessibility Newsflash” is a service of Lars Andersen & Associates, Inc. for our clients and friends. In the event you are interested in getting on our monthly email newsletter list, please email Rebecca in our office at the email address listed above. 

Multi-Unit Residential Facility Requirements

Recently, our firm has been contacted by many multi-family housing facility managers and developers regarding their questions related to this specific kind of facility.  Multi-family regulations affect portions of the facility that range from the office to housing units to public common areas such as the pool.  Additionally, facilities which receive federal funding have even greater requirements placed upon them.  It is important that whether the development is new or several decades old, issues related to accessibility are addressed.

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According to the Fair Housing Act, design and construction requirements apply to “covered multifamily dwellings” designed and constructed for first occupancy after March 13, 1991.

-       Both privately owned and publicly assisted housing, regardless of whether they are rental or sale units, must meet the accessibility requirements of the Fair Housing Act when they are located in a building of four or more units, built for first occupancy after March 13, 1991.

-       Title II of the ADA requires that housing provided by public entities must be accessible and Title III requires that public and common use areas at housing developments are accessible. 

Often, we are asked which units are and are not required to comply with these regulations.  In short, units which are covered by the Fair Housing Act include:

• All dwelling units in buildings containing 4 or more units, if the buildings have one or more elevators and all ground floor dwelling units in the buildings containing  4 of more units with no elevator.

Buildings which are not covered include:

• Detached single family homes, Duplexes or triplexes and multistory townhouses (this is because the entire unit is not on the ground floor).

Specific Requirements:

• All Federally assisted new construction housing developments with 5 or more units must design and construct 5 percent of the dwelling units, or at least one unit, whichever is greater, to be accessible for persons with mobility disabilities. An additional 2 percent of the dwelling units, or at least one unit, whichever is greater, must be accessible for persons with hearing or visual disabilities.
• There is also a continuing obligation to remove structural barriers, where “readily achievable,” in all public accommodations, whenever built. Furthermore, the owner/manager must make reasonable accommodations in policies to permit full enjoyment by individuals with disabilities and must permit reasonable modifications to premises.
• An accessible entrance must be located on a route that a person in a wheelchair can easily travel, and must lead to and from meaningful locations such as parking, dumpsters, public transportation, other buildings in the complex and amenities such as laundry rooms and recreational facilities.

 

Requirements for Medical Facilities

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Recently, Lars Andersen & Associates, Inc. has been involved in a number of medical facility upgrades.  These developments cater to individuals who will typically have more accessibility challenges than an average business.  With that in mind, it is important to note that there are some important deviations in the requirements from other facilities.

Facilities required to comply include Hospitals (general purpose hospitals, psychiatric facilities, detoxification facilities), Hospitals and rehabilitation facilities (specializing in treating conditions that affect mobility, or units within either that specialize in treating conditions that affect mobility), and Long term care facilities (nursing homes).

• Parking: At facilities providing medical care and other services for persons with mobility impairments, accessible parking spaces shall be provided in accordance with the table:

Total Parking in Lot	Required Minimum Number of Accessible Spaces
1 to 25	1
26 to 50	2
51 to 75	3
76 to 100	4
101 to 150	5
151 to 200	6
201 to 300	7
301 to 400	8
401 to 500	9
501 to 1000	1 Percent of Total
1001 and over	20 Plus 1 for each
	100 over 1000

-

-

-

-

-

-

-

-

-

-

-

-

-

-

The following are EXCEPTIONS to the above table:

1) Outpatient Units and Facilities. Ten percent (10%) of the total number of parking spaces provided serves each such outpatient unit or facility.

            2) Units and Facilities that specialize in treatment or services for persons with mobility impairments. Twenty percent (20%) of the total number of parking spaces provided serves each such unit or facility.

• Entrances:  At least one accessible entrance should be provided which is protected from the weather by canopy or roof overhang. These entrances must incorporate a passenger loading zone.
• Patient Bedrooms: Accessible patient bedrooms are required meet accessibility requirements similar to those laid out in a hotel or multi-unit residential establishment. Accessible patient bedrooms shall comply with the following:
  • Each bedroom is required to have a door that complies with the accessibility requirements associated with accessible doors.
  • Each bedroom is required to have adequate space to provide a maneuvering space.
  • Each bedroom is required to have adequate space to provide a minimum clear floor space of 36” along each side of the bed and to provide an accessible route to each side of each bed.
• Patient Toilet Rooms: When are toilet/bathrooms is provided as a part of a patient’s bedroom, each accessible bedroom is required to have an accessible toilet/bathroom that is on an accessible route.

Much of this information was generated from the Federal website outlining Americans with Disabilities Act Accessibility Guidelines for Buildings and Facilities (ADAAG). For additional information on Certified Accessibility Inspections or information on other Accessibility Issues, please contact Lars Andersen & Associates, Inc. by phone at 559-276-2790.

Interior Requirements for Maneuvering around Obstructions, Passageways & Aisles

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In late 2010, our staff decided it was important to cover the subject of the most commonly identified violations found in the course of inspections.  From that point, our “Accessibility Newsflashes” have identified and addressed these issues in order to help bring California buildings into compliance.  As with our inspections, we are moving from the outside in. Now that our newsletters have thoroughly dressed the exterior of buildings, it is now time to move toward the inside.  Interior maneuvering requirements related to obstructions, passageways & aisles is an issue which comes up regularly in the course of our inspections.

Maneuvering Requirements:

Wheelchair Passage Width

• The minimum clear width required for a single wheelchair passage is required to be 36”
  • Many of the individuals who utilize a wheelchair for mobility require 32” of clear opening in order to get through doorways, gates, etc. Those who require use of walking aids such as a walker or crutches can maneuver through clear width openings need 36” wide passageways and walks for comfortable gaits.  Thus, the 36” required width for door leafs and passageways provides a safety allowance both for the person with a disability and for others.

Width for Wheelchair Passing

• In areas where there is a possibility that two wheelchairs may be required to pass one another, the requirement for the passageway is 60” wide.
  • The majority of wheelchair users and those who use walking aids can manage to pass within a 32” width for short distances – 60” provides a minimum width for a somewhat restricted flow. If the clear width is less than 60”, two wheelchair users will not be able to pass and a passing space measuring 60” x 60” shall be provided.   

Wheelchair Turning Space

• The space required for a wheelchair to make a 180-degree turn is a clear space of no less than 60” in diameter. This area can also be a T-shaped space if the requirements for the diameter cannot be met.
  • These guidelines specify a minimum space of 60” diameter or a 60” by 60” T-shaped space for a pivoting 180-degree turn of a wheelchair. This space is usually satisfactory for turning around, but many people will not be able to turn without repeated tries and bumping into surrounding objects.

Size and Approach

• The minimum clear floor or ground space required for the accommodation of a single, stationary wheelchair and occupant is 30” by 48”.  The minimum clear floor or ground space for wheelchairs may be positioned for a forward or parallel approach to an object or transaction space

Protruding Objects

• Objects which project from walls, such as telephones or drinking fountains that have a leading edge between 27” and 80” above the finished floor, shall protrude no more than 4” into walks, halls, corridors, passageways, or aisles. Objects mounted with their leading edges at or below 27” above the finished floor may protrude any amount. Free-standing objects mounted on posts or pylons may overhang 12” maximum from 27” to 80” above the ground or finished floor. Protruding objects shall not reduce the clear width of an accessible route or maneuvering space.

Aisles

• Aisles serving one side are required to be a minimum of 36” in width.
• Aisles serving both sides are required to be a minimum of 44” in width.

Turns around an obstruction

•  When the accessible route makes a 180-degree turn around an obstruction that is less than 48” wide, the clear width is 42” minimum approaching the turn, 48” minimum at the turn and 42” minimum leaving the turn.
• When the accessible route makes a 180-degree turn around an obstruction that is a minimum of 60” wide, the clear width is 36” minimum approaching the turn, 60” minimum at the turn and 36” minimum leaving the turn.

Much of this information was generated from the Federal website outlining Americans with Disabilities Act Accessibility Guidelines for Buildings and Facilities (ADAAG). For additional information on Certified Accessibility Inspections or information on other Accessibility Issues, please contact Lars Andersen & Associates, Inc. by phone at 559-276-2790.