Clarify apartment unit so we can help. Are all units accessible, meaning is there an elevator or is it let's say a breezeway type of building? How many type A units do you have?

It's a good practice to make all bathrooms with the accessible clear spaces anyway, given that our population is starting to want to age in place.

Especially if you work in an area that requires all non accessible units to be Type B. That's been my approach on senior buildings I've worked on.

Josh, do you mean to make all units type A? I don't think any developer would ever buy that! They will always reduce the bathrooms to make bedrooms and other spaces larger. 

I do agree, the design for bathrooms has been always to minimum and it is annoying. Myself, I like bathrooms larger, but it does not necessarily I would want 60" turning radius in there. 

I think there are two things at play, 1 you have to make a percentage of the units in a development accessible and that means a person who is physically challenged be it a parent or child can live and fully use the space.  The solution I used last I faced this was to not have a private bathroom or if the master bath is to be accessible that it have a door to the common areas as well as to the master bedroom.  The other aspect is making the housing unit accessible to a visitor with a disability, this requires a toilet room but not the bathing facilities, also means that an entry and the public areas to the first floor of a unit need to have the required clearances to maneuver a wheel chair. 

So you have to accommodate a visitor which is the reason for items 8-12 but also a resident with a disability who needs to bathe and cook and other domestic things.

As I always advocate call the local building official, they are there to help you fully comply and would much prefer to answer questions than issue citations.

Over and OUT

Peter N

See CBC 1134A.4 [July 2015 Errata] for Sufficient Maneuvering Space.

Provide a 30"x48" space in the bathroom or powder room clear of the door swing so a person in a wheelchair can enter the room and shut the door.

You could have easily found this info yourself. 

^^ +1 for Urbanity

Option B is a reduced level of accessibility;  The first bath is fully accessible, the second bath only provides accessible route, per items 8-12. 

No requirement for accessible fixtures or clear floor areas at fixtures.

What state is this in?  Can you contact the DCA for an informal clarification on this?  This way you have something to beat over the head of the BCO

No, we make them type B. What we usually do is include all the necessary clearances for Type A and put blocking in the walls for future grab bars.

Chicago for senior housing essentially wants Type A bathrooms in every unit for senior housing, so that's what I'm used to doing.

Hi all, got a related question from another California person (which I'm assuming the OP is based on the way the info. in his post).

For an existing building (built in the 70's or 80's, over 100 units) counting as "Public Housing" per CBC 11B-233, does every non-accessible unit in a building with an elevator need to be adaptable? If so that's alot of units that need their bathrooms and kitchens re-designed!

Also, this is off-campus apartment-style housing for a public university for both grad. students and undergrad. students. Could it be classified as "Transient Lodging" per CBC 11B-224, like dorms are?

By the way if you're not from CA, the sections I quoted should align with ADA 2010 (i.e. CBC 11B-233 is the same as ADA 2010 section 233).

Thanks!

MasterPlan,

what is the scope of work? If you are renovating, you should be able to use the 20% upgrade for accessibility. Blocking, ADA toilets, showers etc. I've never done a project where a governing agency made me tear out walls etc. in order to comply. Remember it is an existing building and use. 

I think in California the ADA is enforced through civil court action. This can come down on anyone or any institution. I would think of it in two ways, One is to make a few units fully accessible and have the agency reserve or hold those rooms or units until a person with a legally protected disability needs the room, this is tricky because you always have to keep a room open that is ADA compliant until you are fully booked. Hotels run into this all the time.

 

The other option depending on the in house abilities of the physical plant and the existing conditions is to have a design that can be implemented on any unit and be completed quickly. This may involve stockpiling tubs and counter tops in addition to any other long lead items and having a crew on hand to rapidly deploy the required improvements. This being university housing there may be a reasonable expectation of a one to three month window to complete the renovation in a given unit over the summer. This also will involve careful coordination with the permitting authority and good working relations with unions. If the university is in the middle of any labor negotiation this maybe too risky to pull off if there are sympathy strikes or slowdows.

 

 I don't think transient housing would apply for graduate housing if I am thinking of the type of student housing I am familiar with.  If each unit has kitchen and bathroom I would think it would be an apartment. Check the building code definition I think transient applies to a traditional dormitory or hostel where there are shared facilities.

 

Over and OUT

Peter N