It’s been 22 years since the Americans with Disabilities Act (ADA) of 1990 went into effect. Signed into law by President George H.W. Bush, the ADA prohibits discrimination on the basis of disability in employment, state and local government, public accommodations, commercial facilities, transportation and telecommunications.
Lori Buchanan, architect at SmithGroupJJR in Phoenix, notes that ADA is a civil rights law that sets up minimum levels of accommodations for building, but each project needs to explore who will be utilizing the building and decide if the minimums are adequate. She goes on to say that ADA is about universal design, and making spaces accessible to as many people as possible-the disabled, elderly, young, etc.-so they can experience and utilize a space. “This is not a stagnant process, but a dynamic and constantly changing process; thus, it is important to stay current with the regulations.”
In 2010, the Department of Justice released its first revised regulations for Title II and Title III of the ADA, while also adopting the 2010 ADA Standards for Accessible Design. The standards, which went into effect on March 15, 2012, have been retooled to be more user-friendly for building code officials, builders and architects, and have also been harmonized with state and local accessibility codes.
“Several factors contribute to an increased focus on accessibility,” says Mark Siwik, AIA, LEED AP BD+C, a construction observer and ADA specialist at Legat Architects, Waukegan, Ill. “For example, a number of mobility devices in use today didn’t exist or were in limited use in prior decades. Also, more people with a greater variety of disabilities are using buildings today. This is because there are many more types of programs or services being offered. Among the types of facilities that now require accessibility are recreational facilities ranging from amusement parks to fitness centers; boating, fishing, golf and miniature golf facilities; play areas; swimming pools and spas.”
Building Analysis
The first step in an ADA retrofit project is an analysis of the building, to see where it’s non-compliant. Daniel Mason, LEED AP, architect with Mark Horton Architecture, San Francisco, says the biggest thing to keep in mind is equivalent access. “You need to make sure that as you retrofit a building, whatever program you are providing in one area of a project is either accessible to a disabled person or that equivalent program is provided in an accessible location.”
ADA retrofits are specific to the building in question, and the programmatic alterations that are being done, notes Buchanan. “Although construction typology could play a role in the renovations, it is the combination of all factors that really define ADA renovations. Older buildings and/or buildings that have been through many rounds of adhock renovations, tend to be the most challenging renovations to meet ADA.”
ADA compliance consultants, such as Phil Kaplan of Palm Springs, Calif.-based Access Beyond Measure and Dave Goldfarb of ADA Compliance Specialists Inc. in Miami Beach, Fla., can be brought in to look at existing buildings and recommend solutions on how to become ADA compliant. Kaplan works with architects, developers, contractors and more, while Goldfarb works primarily with property owners and ADA attorneys on compliance issues, noting that his primary role is to do ADA barrier removal inspections. ADA consultants analyze existing structures and properties for ADA compliance, taking extensive photographs and notes before providing detailed reports that discuss deficient areas while referencing current codes.
When surveying properties, Kaplan uses a checklist and divides the survey into exterior site elements and interior elements. “I look at everything from parking, path of travel, protruding objects, restrooms, water fountains, stairs, handrails, signage, elevators, tables and seating, and on and on,” he says. “It is a comprehensive list of items to apply for accessibility.”
Access Problems
The general rule of thumb with existing building retrofits is to start with the public accessible path of travel up to and through the front door and work in to the building from there, notes Mason. “In general, it is often difficult to achieve full ADA compliance in an existing building retrofit unless you are gut renovating the structure,” he adds.
Siwik notes that many older building have stairs at the front entry door and need ADA accessible ramps to be installed to meet code. “Additionally, parking lots and sidewalks often have slopes and curbs that are barriers.”
John N. Barbara, AIA, LEED AP, senior associate at LEO A DALY, Washington, D.C., agrees that just getting into a building is oftentimes the biggest challenge. He says it is important to make sure that there’s adequate parking and adequate access to accessible vertical circulation, typically an elevator or a lift. “Once you’re in the building, then you’re dealing with individual spaces and toilet rooms are usually high on the list.”
The most common access problems, notes Kaplan, are with improper disabled parking layout and signage, insufficient or no visual striping on stairs, improper signage for restrooms, the need for handrails on both sides of stairs, as well as the height location of accessories in these ADA accessible restrooms.
The main things Goldfarb says he deals with are non-complaint disabled parking spaces, curb ramps, tables, counters and restrooms. He goes on to say that with restrooms, that usually means the maneuvering space of doors, door widths, maneuvering space and turning radius inside the restroom, along with non-compliant grab bars, toilets, sinks, dispensers and mirrors.
“The two most difficult aspects of ADA compliance are typically providing an elevator in a building where one does not exist, and fixing floor level changes that are not in compliance,” Mason says.
“Inside the facility, a common shortcoming is access between floors,” Siwik adds. “Many older buildings only have stairs. Today’s codes require that they have an elevator installed to make the facility ADA accessible. Other common problems include toilet rooms that are not ADA-accessible, corridors that are too narrow, and doors that do not have the required clear space.”
Since restrooms are an area where there are traditionally many ADA issues, Buchanan notes that it is not uncommon to have to redo a restroom because it doesn’t meet the current accessibility codes. “This is one of the most stringent areas of ADA and has been altered in the new release, DOJ 2010. Today’s code has more requirements for clear floor space and has defined what is allowed to protrude into that required space. It is also not uncommon to find existing toilet room accessories protruding into the accessible path of travel.”
Barbara notes that there are different things that need to be considered depending on the type of building you are retrofitting. For instance, in an office building, hotel or bank, where there’s a front desk, a person in a wheelchair needs to be accommodated with a writing surface or desk that’s reachable. In schools or institutions where there’s labs or classrooms, furniture and built-in items need to accommodate people with disabilities.
Retrofit Solutions
When offering solutions for a retrofit, Kaplan looks at the practical application of the access codes and takes a realistic approach. “I work towards meeting the ‘readily achievable’ concept of the ADA requirements for accessibility, but keep in mind access for persons who use wheelchairs for their mobility.” He also keeps in mind consideration for those with visual and hearing impairments.
Common products used in ADA retrofits include ramps (metal or otherwise), wheelchair lifts, plumbing fixtures, flooring transition strips, kick plates on doors, handrails, guardrails, door actuators, panic hardware, grab bars and low-profile thresholds.
Doors, door frames and door hardware are also an area where there are many renovations, Buchanan adds. Reasons could include the door opening size not being wide enough, the door being too heavy to open, or door hardware that may not meet code requirements. “Lately, we are having clients add automatic door openers to doors, going above and beyond what is required for ADA, to assist in the opening function for many exterior doors and restroom doors.”
Successful Renovations
Successful ADA renovations require the architect to have insight not only of the existing building conditions, but also how the space is going to be utilized and the type of spaces that are going to be provided, explains Buchanan. “If we do this thoughtfully, the requirements of ADA will be incorporated with ease. It is important for us to not only know the guidelines, but to also understand how people experience a space and what elements present challenges, not only to the disabled but for the able-bodied. Many of the requirements for ADA have benefits for all.”
Photo credits, from top: Photo courtesy of Legat Architects; Liam Frederick; Photo by LEO A DALY/Michael Wilson; Liam Frederick; Liam Frederick