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NYC Accessibility Presentation

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The New NYC Building Code Chapter 11 Accessibility

New York City Department of Buildings
Technical Affairs
Keith Wen, R.A.

Copyright Materials
This presentation is protected by US and International Copyright laws. Reproduction, distribution, display and use of the presentation without written permission of the speaker is prohibited.

© New York City Department of Buildings 2008

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“The New York Society of Architects” is a Registered Provider with the American Institute of Architects Continuing Education Systems. Credit earned on completion of this program will be reported to CES Records for AIA members. Certificates of Completion for non-AIA members are available on request. This program is registered with the AIA/CES for continuing professional education. As such, it does not include content that may be deemed or construed to be an approval or endorsement by the AIA of any material of construction or any method or manner of handling, using, distributing, or dealing in any material or product. Questions related to specific materials, methods, and services will be addressed at the conclusion of the presentation.
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Learning Objectives
This seminar will focus on detailed provisions of Chapter 11 Accessibility of the New 2008 New York City Building Code including the following:

• LL58/87, ADAAG, and FHAAG • Entrances • Multilevel buildings • Parking • Unisex toilet room • LULA elevator

• Wheelchair platform lift • Residential scoping • Accessible unit, R-2 occupancy Type B unit, and Type B unit • Accessible means of egress

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Accessibility Laws

LL58/87 (NYC Law)
Fair Housing Act

ADA Americans with Disabilities Act

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Accessibility Provisions in the Building Code

Title 28 Administration Section 1007 Accessible Means of Egress Appendix P R2 toilet & bathing facilities

Chapter 11 Accessibility

Appendix N Assistive Listening Systems

Appendix E Supplementary Accessibility Requirements
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Highlight of Accessibility Changes

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Entrances (Section 1105) Public entrance: 100% Accessible Service entrance: Must be accessible if it is the only entrance to a building Restricted entrance: 100% Accessible

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Multilevel Buildings (Section 1104.4)
At least one accessible route must connect all levels (including mezzanine). There are 3 exceptions:
Exception 1* : In non-residential buildings where the aggregate of all stories and mezzanines that are not provided with accessible routes is ≤ 2,500 SF
Accessible route not required

Accessible route provided

1,250 SF
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1,250 SF
1

Important reminder: This only exempts 1,250 SF BSMT the accessible route. The stories and mezzanines must still comply non-residential building with other accessibility requirements = Accessible route not required (e.g. toilet rooms, accessible doors etc.) * There are 4 instances where this exception cannot be used (See next slide)

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Multilevel Buildings (Section 1104.4)
4 instances where Exception 1 of Section 1104.4 cannot be applied (accessible route is required): • Mercantile occupancies with ≥ 5 tenants • Levels containing offices of health care providers (B or I) • Transportation facilities and airports (A-3 or B) • Levels frequented by the public for assembly, government, public utility or health facility purposes
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Multilevel Buildings (Section 1104.4)
Exception 2: In Group A, I, R and S occupancies, where Section 1107 and 1108 would allow a floor level with no accessible features, an accessible route is not required to connect those levels

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Multilevel Buildings (Section 1104.4)
Exception 3: In a 2-story building, if one story has ≤ 5 occupants, and such floor is not open to the public, an accessible route is not required to connect such floor
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Accessible Parking (Section 1106)
• 5% accessible parking required • Van accessible parking: 1 per 6 or fraction of 6 accessible spaces but not less than 1 • Hospitals and Rehab Centers: higher number of accessible parking (10% & 20% respectively, equal to ADA)
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Unisex Toilet Room (Section 1109.2.1)

Required in Assembly and Mercantile occupancies where an aggregate of 6 or more (male + female) water closets are required
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Limited Use/Limited Application Elevator (LULA) (Section 1109.6)
In new construction LULA can only be used: 1. In buildings < 10,000 SF, and an elevator is not required by Chapter 30, and that it serves not more than 3 contiguous floors 2. Where a wheelchair lift or a private residence elevator is permitted 3. Houses of worship Max. rise of LULA is limited to 25’
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Wheelchair Platform Lifts (Section 1109.7)
Generally not permitted in New Construction except for: 1. Performance area in Group A 2. Wheelchair spaces in assembly area 3. Spaces not open to the public with no more than 5 occupants 4. Within dwelling units 5. Courtroom uses (interior only)
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Stairway Lift in NonResidential

Photo credit: National Wheel-O-Vator

Wheelchair Platform Lift
Photo credit: Bruno

Changes in Residential Requirements

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Residential Dwellings (Section 1107) 3 levels of accessibility that can be required in a dwelling/sleeping unit:

ACCESSIBLE UNIT

R2 OCCUPANCY TYPE B UNIT

TYPE B UNIT

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Accessible units
Complies with Section 1002 (Accessible Units) of ICC A117.1-2003 Contains features already in place which make the unit fully accessible Applicable to all Institutional occupancies and R1 occupancies
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R2 Occupancy Type B units
Complies with Section 1004 (Type B) of ICC A117.12003 and a list of eight modifications (See following slides) Applies to R-2 occupancies and some R-1 occupancies including boarding houses, dormitories, fraternity houses and sorority houses Less restrictive than Accessible units but more restrictive than Type B units
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Modifications in Type B units in R-2 Occupancies
1. R-2 Type B unit Toilet & Bathing Facilities (Section 1107.2.2) Appendix P Option In this option, ALL toilet and bathing facilities, including powder rooms, must comply with the specifications outlined in Appendix P. Type A Option In this option, AT LEAST ONE bathroom must comply with Type A bathroom requirements in ICC A117.1-2003 Section 1003.11, including 5’-0” turning space. The remaining toilet and bathing facilities in the same unit, including powder rooms, are required only to provide certain adaptable features.
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R2 Type B unit Toilet & Bathing Facility
Sample Appendix P Bathroom

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R2 Type B units Toilet & Bathing Facility

Sample Type A Bathroom

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Modifications in Type B units in R2 Occupancies
2. Doors and Doorway • • • Entrance doors to the unit must be accessible Other doors within the unit meant for human passage must also be accessible. Door hardware may be replaceable in the future to become accessible Bedroom doors may be a reversible type, provided: -mortised hinge and latch blanks are in place -current and future maneuvering clearances at the door is accounted for on both sides of the door, so that the maneuvering clearance is in place once the door is reversed Flex-closets: Front approach, pull side door clearance can be temporarily used as storage space
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Modifications in Type B units in R2 Occupancies
2. Doors and Doorway (Continued)

• Accessible door required in Appendix P toilet and bathing facility. Alternately, the door may overlap with clear floor spaces at the fixtures provided the door is reversible as per Section P102.3 • Accessible door required in Type A toilet and bathing facility. Other toilet and bathing facilities in the same unit must provide 32” clear door opening width but maneuvering clearances at the doors are not required
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Modifications in Type B units in R2 Occupancies
3. Kitchen and Kitchenette
a. b. c. d.

e.

Primary kitchen (or kitchenette) must be adaptable per ICC A117.1 (1003.12) with the following modifications: Kitchen counter – permitted to be adjustable or replaceable as a unit at heights between 29” and 36” (owner’s responsibility) Kitchen appliances – must comply with ICC A117.1 from day 1 or to be replaced by the owner Kitchen storage, cabinets, drawers, and shelf storage areas – comply with ICC A117.1 (905). In addition, a storage shelf or cabinet mounted at 48“ maximum A.F.F. must also be provided above the 30” adaptable work counter. Additional kitchens/kitchenettes – comply with ICC A117.1 (1004.12) 27

Modifications in Type B units in R2 Occupancies
4. Operable Windows All operable windows must have operable parts complying ICC A117.1 (309) Exception In kitchenettes with an area of less than 80 SF and in bathrooms (provided the kitchenette/bathroom is equipped with an accessible mechanical means of ventilation)

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Modifications in Type B units in R2 Occupancies
5. Multi-story Units 1st, designate the story with an accessible entrance as the primary entry story Compliance Option 1 On the primary entry story → All rooms, spaces, and doors must comply with §1107.2 On other stories → Rooms, spaces, and doors need not comply with §1107.2 if equivalent facilities are provided on the primary entry story

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Modifications in Type B units in R2 Occupancies
5. Multi-story Units (Continued)
Compliance Option 2 Functional facilities can be located on any story if the following conditions are met: 1. All rooms, spaces, and doors on the story comply with §1107.2 2. A bathroom complying with §1107.2.2 is located on the primary entry story 3. One of the following connects all stories of the unit: a. An accessible external elevator b. A stairway complying with §502 of ICC A117.1 with a minimum clear width of 36” c. An accessible route (e.g. ramp, lift, elevator)

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Modifications in Type B units in R2 Occupancies
6. Raised or Sunken Floor Permitted by ICC A117.1 (1004.3.1, exception 1 or 2) in a portion of the living, dining, or sleeping room Such areas must have stairs complying with ICC A117.1 (504) connecting them to an accessible route A minimum area of 80 SF (with 8’ min. in one dimension) of each such room must be connected to an accessible route (e.g. ramp, lift, elevator)

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Modifications in Type B units in R2 Occupancies
7. Storage Facilities in the unit Must comply with ICC A117.1 (905) including: Clear floor space (305) Reach ranges (308) Operable parts (309)
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Modifications in Type B units in R2 Occupancies
8. Washer and Dryer within the unit Must comply with ICC A117.1 (611) and must be front loading Alternately, compliance washer and dryer can be provided within 10 days of request or when a person with disability moves in, whichever is later. Owner is responsible for expenses
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Type B units
A dwelling unit or sleeping unit designed and constructed with adaptable features for future accessibility in accordance with Section 1004 of ICC A117.1-2003 Satisfies requirements of Fair Housing Act (FHA) Less restrictive requirements than Accessible units and R2 Occupancy Type B units
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Number of Accessible Units in Institutional (I-1 & I-2) Occupancies

Required Units 1968 Code Occupancy Description (LL58/87) Accessible Type B Units R2 Type B Units Units
I-1 I-2 I-2 I-2 Assissted Living Nursing Home Hospital Rehabilitation 100% Usable 100% Usable 100% Usable 100% Usable 100% 100% 100% 100% N/A N/A N/A N/A N/A N/A N/A N/A
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2008 Code

Number of Accessible Units in Residential (R-1) Occupancies

Required Units Occupancy Description 1968 Code (LL58/87) 2008 Code Accessible Type B Units Units
Per BC Table 1107.6.1.1 100% of remaining units
(Only if 4 or more in a single structure and "intended to be occupied as a residence")

R2 Type B Units

R-1

Hotels/Motels

5% Usable

N/A

R-1

Dormitory

100% Adapatable (if elevator) Per BC Table 25% Adaptable ground 1107.6.1.1 floor units (if non-elevator)

N/A

100% (of remaining units) if served by elevator 100% (of remaining units) on ground floor/lowest story if NOT served by elevator

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Number of Accessible Units in Residential (R-2 & R-3) Occupancies

Required Units Occupancy Description 1968 Code (LL58/87)
100% Adapatable (if elevator) 25% Adaptable ground floor units (if non-elevator)

2008 Code Accessible Type B Units Units
N/A N/A

R2 Type B Units
100% (of remaining units) if served by elevator 100% (of remaining units) on ground floor/lowest story if NOT served by elevator

R-2

Apartments

100% R-3 One- and TwoFamily N/A N/A
(Only if 4 or more in a single structure and "intended to be occupied as a residence")*

N/A

* Multi-story units without elevators are exempt.

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Type B Units in R-3 Occupancies
Pursuant to the federal Fair Housing Act (FHA), certain R-3 occupancies (one- and two-family residences) are required to comply with Chapter 11’s accessibility provisions. In R-3 occupancies where there are four or more dwelling or sleeping units within a single structure*, Section 1107.6.3 requires all units to be constructed as Adaptable units for future accessibility.
* Dwelling units in adjacent buildings separated by fire walls are interpreted by HUD as comprising a single “structure” and are required to be adaptable units pursuant to the Fair Housing Act if there are four or more units in such single structure.

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Example 2

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Example 3

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Example 4

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Example 5

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Example 6

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The Introduction of Accessible Means of Egress In Chapter 10

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Accessible Means of Egress (Section 1007)
•At least 1 required in accessible spaces •At least 2 required where there are 2 or more means of egress
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Components of Accessible Means of Egress
Interior and exterior accessible Area of rescue assistance routes (1104) (1007.6) Ramps (1010) Exit discharge Horizontal exits (1021) Platform lifts (only limited circumstances) Vertical exit stairways (1007.3 & 1019.1) Elevators (1007.4) Exterior exit stairways (1007.3 & 1022) Exterior area of assisted rescue (1007.8)
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Area of Rescue Assistance (Section 1007.6)
• Similar concept to ADA’s Area of rescue assistance • Area of rescue assistance required in non-sprinklered buildings with access to either an exit stairway (per 1007.3 & 1019.1) or an elevator (per 1007.4) • Requires 2-way communication • Requires signage
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Exit Stairways (Section 1007.3)
• Must incorporate or have access from an area of rescue assistance in non-sprinklered buildings • 48” width between handrails

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Area of rescue assistance within an exit enclosure

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Area of rescue assistance adjacent to an exit enclosure

AREA OF RESCUE ASSISTANCE

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Elevators (Section 1007.4)
May be used as a component of accessible means of egress, however, it is not optional: 1. In residential buildings > 125 feet in height 2. In other occupancies where the occupied floor is > 75’ above the lowest level of fire department access
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Area of rescue assistance within an elevator lobby

AREA OF RESCUE ASSISTANCE

AREA OF RESCUE ASSISTANCE

AREA OF RESCUE ASSISTANCE

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Elevators (Section 1007.4)
Section 1007.4 requires elevator that serves as an accessible means of egress: •To comply with emergency operation and signaling device requirements per §2.27 of ASME A17.1 •To be provided with emergency power per 2702 and 3003 •To comply with accessibility requirements (cab sizes etc.) •To have access from either an area of rescue assistance or a horizontal exit in non-sprinklered buildings
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Exterior Area of Assisted Rescue (Section 1007.8)

Required if an exit discharge is not accessible Not required if an exit discharge originates from a stairway or an elevator

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Exterior Area of Assisted Rescue (Section 1007.8)

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Exceptions for Sprinklered Buildings
If a building is equipped throughout with an automatic sprinkler system: • Area of rescue assistance is not required at exit stairways or elevator • 48” stairway width is not required (not to be less than required egress width)

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Visit our Website: www.nyc.gov/buildings E-mail: [email protected]

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This concludes The American Institute of Architects Continuing Education Systems Program 58

QUESTIONS?
This concludes The American Institute of Architects Continuing Education Systems Program
299 Broadway, Ste. 206 New York, NY 10007 212-385-38950 www.nysarch.com

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