Party Walls

Human beings spend most of their time in or around the built environment. As we live, work, and play, the design of the spaces we occupy can have a profound impact on our wellbeing.

The way that our environments affect our physical and mental health has long been a topic of discussion in the fields of architecture, urban planning, and environmental psychology. Physical barriers to access can result in the exclusion of people with disabilities; lack of indoor air quality or access to natural light can impact cognitive development or lead to future health issues.

From a mental health perspective, studies have shown that most of our reactions to a space are on an emotional, rather than a rational level and emotional reactions can vary among the occupants of a space. [1,2] Some may feel uneasy, while others feel comfortable.

Articulating the characteristics of a space that trigger certain emotions is a challenge but by considering the people for whom a space is intended, designers can create spaces that positively impact quality of life for those who inhabit them.

With this in mind, we at SWA are developing a fresh approach to creating buildings that perform well for the occupants they serve.

(more…)

The reach depth to controls mounted over obstructions cannot exceed the depth of the knee and toe clearance. Reaching beyond the front edge of the toe clearance is not permitted.

Operable parts designed to be used by building occupants, including but not limited to, thermostats, dispensers, light switches, fire alarm pull stations, etc., must be located so that they are accessible to everyone. Technical standards referenced by federal, state, and local laws and building codes include design criteria developed to ensure that operable parts are accessible. A 30 x 48 inch clear floor space is required to be positioned at the operable part to support one of two types of reaches: a forward (perpendicular) or a side (parallel) reach. Of the two reach types, each can be unobstructed or obstructed. Unobstructed forward and side reaches do not require reaching over an element to access an operable part. Conversely, obstructed forward and side reaches require reach over an element, such as a countertop or shelf, to access an operable part. Of all the reaches to operable parts, the obstructed forward reach is the most challenging to design and construct. As we always say, the devil is in the details, so proper detailing of the obstructed forward reach is critical to nail down in design.

(more…)

“Trends in Healthcare” is a recurring series that focuses on exciting new designs and technologies we’re seeing in healthcare projects and provides best practices on how to ensure that these latest trends are accessible to persons with disabilities. We build on the wealth of knowledge we gain from working with healthcare design teams, construction crews, and practitioners to provide practical solutions for achieving accessible healthcare environments.

Access to nature is known to promote healing and improve mental and physical wellbeing. The sights and sounds of the natural world have been proven to relieve anxiety, an attribute that can be immensely impactful in a hospital environment where patients, visitors, and staff experience increased stress on a consistent basis. With this in mind, hospital gardens that provide much needed respite have become an essential feature in many healthcare facilities. Even in hospitals built in places like New York City, where space is at a premium, healthcare owners and designers are prioritizing the integration of gardens and other natural spaces into facilities.

(more…)

Our accessibility consultants are constantly on the lookout for new products that will make it easier for our clients to comply with accessibility criteria while meeting their overarching design goals. As manufacturers become more familiar with accessibility requirements under applicable federal, state, and local regulations and building codes, new or modified products continue to emerge, making compliance simpler and more stylish.

Here are just a few examples of accessible products that we have been recommending…

SafePath EntryLevel™ Landings

SafePath EntryLevel Landings provide an affordable and easily customizable option to address non-compliant level changes at doors.

One of the most common issues we see in remediation projects, especially as a result of litigation, is a non-compliant level change at exterior doors. Very often, a step up of more than ½ inch is provided from the exterior to the interior surface, resulting in a barrier to access for a person who uses a wheelchair or other mobility device. SafePath provides a range of customizable ramps and reducers to help overcome vertical barriers to access at interior or exterior conditions. One of the product lines we have frequently recommended is their EntryLevel™ Landings. The product provides a compliant ramped transition (1:12 max) along with a level landing (1:48 max slope in any direction) to accommodate the required maneuvering clearance at doors. Because the landings are fixed in place and easy to customize, they provide a great option for clients looking to create an accessible building entrance.

(more…)

Now that HUD has adopted the 2009 edition of the ICC A117.1 Standard and the 2009, 2012, 2015, and 2018 editions of the IBC as additional safe harbors that can be used to demonstrate compliance with the design and construction requirements of the FHA, what changes? What do designers need to know before moving forward with selecting their chosen safe harbor? Here are a few of the most common questions that our Accessibility Team has been asked about the use of the new safe harbors since they became effective on March 8, 2021:

(more…)

Even though the Fair Housing Act (FHA) has been in effect for more than 30 years, owners, developers, architects and others are still cited for noncompliance with the FHA’s seven design and construction requirements. Based on our experience, a major contributing factor to this continued noncompliance is the common misconception that following the accessibility requirements of a building code (e.g., current editions of The International Building Code) will result in compliance with the FHA. To ensure compliance with the design and construction requirements of the FHA, it is important to incorporate one of the U.S. Department of Housing and Urban Development (HUD) approved safe harbors into the design of a multifamily development. The long-standing list of safe harbors has not been updated in nearly 14 years, when the 2003 edition of the ICC A117.1 Standard was approved by HUD. Before that, the 2006 edition of the International Building Code was the latest version of the code to be HUD- approved as meeting the design and construction requirements of the Act. As a result, while the building codes have continued to progress, HUD has lagged behind – until now.

(more…)

Private outdoor space is a desirable amenity for apartment dwellers, especially as COVID-19 restrictions have led to more time spent at home. Balconies and terraces accessed directly from multifamily residential dwelling units are increasingly popular with many of our clients, a trend we expect to see continue in the coming years. For designers looking to incorporate this feature, it is important to note that secondary exterior doors from dwelling units have specific accessibility considerations.

One of the most common problem areas that our accessibility consultants see in multifamily housing units are noncompliant secondary exterior sliding doors. The Fair Housing Act (FHA), as well as most building codes, strictly regulate these doors, from clear width and thresholds to door hardware at certain unit types. Our consultants highly recommend that swing doors are used in lieu of sliding doors at secondary exterior locations; however, if a sliding door is preferred, it is vital to consider the following requirements, among others:

(more…)

“Trends in Healthcare” is a recurring series that focuses on exciting new designs and technologies we’re seeing in healthcare projects and provides best practices on how to ensure that these latest trends are accessible to persons with disabilities. We build on the wealth of knowledge we gain from working with healthcare design teams, construction crews, and practitioners to provide practical solutions for achieving accessible healthcare environments.

Anyone who has ever had to take a trip to the hospital knows how much time is often spent in the waiting room. As a result, our experience in that space can shape our perception of the entire visit. In fact, studies have shown that a visitor’s impression of the waiting room itself contributes significantly to the likelihood of a return visit.^[1]  The length of wait times can vary – from a relatively short wait for a screening, to an average of 40 minutes in emergency departments, to the better part of a day if you are waiting for a family member to receive treatment.^[2] As healthcare providers strive to remove pain points within the patient experience, they are turning to a number of design strategies to help create a more pleasant waiting room experience. One of these strategies is to ensure that patients and visitors have access to electrical outlets.

(more…)

As the country continues to confront the realities of the COVID-19 pandemic, the way we navigate spaces is changing. One of these changes is the way we interact with common use objects that traditionally require hand-operation, like doors. While automatic doors have always been a good option for providing greater access to people with disabilities, hygiene concerns associated with the spread of disease have presented another argument for their use. The rise of touchless technology as a result of this pandemic will increase the use of automatic doors not just for accessibility or convenience, but for public health as well. For anyone considering incorporating automatic doors into their designs, either for new construction or as a retrofit, here are some important things to consider:

(more…)

The 2010 ADA Standards and the A117.1 Standard for Accessible and Usable Buildings and Facilities require the bottom 10 inches on the push side of a door to be smooth and free from any obstructions for the full width of the door. While there are some exceptions (e.g., sliding doors or tempered glass doors without stiles), this requirement applies at the following locations:

• 2010 ADA Standards:
  • Public and Common Use Areas: All doors along the accessible route
  • Accessible Dwelling Units: The primary entry door and all doors within the unit intended for user passage
• A117.1 Standard:
  • Public and Common Use Areas: All doors along the accessible route
  • Type B Dwelling Units: The primary entry door
  • Type A and Accessible Dwelling Units: The primary entry door and all doors within the unit intended for user passage

The door surface provision is intended to ensure the safety of people with disabilities who require the use of a wheelchair, walker, cane, or other mobility aid. It is common to utilize the toe of the wheelchair or leading edge of another mobility device to push open a door while moving through it. The smooth surface allows the footrest of a wheelchair or other mobility device that comes into contact with the door to slide across the door easily without catching.

(more…)