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Home My WebLink AboutBuilding Review Board - Minutes - 11/25/1997BUILDING REVIEW BOARD SPECIAL MEETING November 25, 1997 1:00PM Council Liaison: Ann Azari II Staff Liaison: Felix Lee II Chairperson: Mike Sutton 490-2161(w) 484-1849(h) A SPECIAL meeting of the Building Review Board was held on Tuesday, November 25, 1997, at 5:00pm in the Council Chambers of the Fort Collins Municipal Building. The following members were present: Sutton, Kreul-Froseth, Cotterman, Hansch, Brown, Fisher Board members absent: Meleski Staff members present: Felix Lee, Building & Zoning Director Paul Eckman, City Attorney Elain Radford, Building & Zoning Admin. Support Mary Jane Child, Building & Zoning Admin. Support The meeting was called to order by Chairperson Sutton. Sutton explained this meeting is called to hear the City Council remand of the CECO Constructors variance and appeal from September 25, 1997, requesting a waiver of requirements specified in the Building Code relating to the types of accessible units available in the Willow Springs North PUD Apartment Community. He further explained that the remanding process leaves the Board open to start over with the appeal under consideration. Sutton stated the process for this meeting will be that the appellant, CECO Constructors, address the Board first and, after that, other interested parties will be given time to address the Board. The Board will then discuss the matter, ask questions to the appellant, and vote on the appeal. Appellant, Bob Campbell with CECO Constructors, addressed the Board and stated the reason his company is requesting a variance is because the City of Fort Collins is currently operating under the 1991 Uniform Building Code which is drastically different than the Fair Housing Act requirements and the 1994 and 1997 Uniform Building Codes. He continued that it significantly affects his project because the current code requires 100 percent of the ground floor units, 120 apartments, to comply with the ANSI accessibility standards, which are severe standards that would create handicap apartment units. He explained that he feels this would not meet the need or the use of what their public market is. What they are requesting is to comply with the current codes in place, specifically Colorado State Law, Fair Housing Act, and the 1997 Uniform Building Code which has been edited over the years to better address actual handicap need. BRB - SPECIAL Meeting November 25, 1997 Page 2 Campbell continued that the 1997 Uniform Building Codes have incorporated the federal requirements which makes a city more aware of these codes and responsible to enforce them. This is displayed in the codes by identifying a Type A and Type B unit. Type A units are ANSI accessible as defined in the 1991 codes, and the 1997 codes are relatively the same except for a significant difference in the quantity requirement. In the 1991 codes 100 percent of the ground floor units were required to be ANSI accessible, however, in the 1997 codes two percent of the total project are required to be ANSI accessible - for 280 units would be about 6 units. The balance of units would be Type B and comply with the Fair Housing Act which considers all disabled persons, not just wheelchair disabled, as well as, all public and common use areas are required to be full ADA compliant. Campbell reiterated that what they are proposing is to be allowed to build their project consistent with these guidelines. He explained that what this means is that all ground floor units, 120 units, would be handicap accessible consistent with the Fair Housing Act requirements, which were developed for multi -family housing projects because multi -family was not covered by ADA and Colorado State Law. He continued that one unit per building, 15 units - which is twice what the national requirements are, would provide ANSI accessible standards. Campbell commented that his feeling is that this better addresses the handicap needs in multi -family projects for this community. Sutton asked for clarification of the differences between Type A and Type B, i.e. room arrangement, room and hallway sizes, etc. Campbell responded that there would be these size differences and, specifically, the accessibility requirements for 100 percent ground floor units include seven basic requirements: wheelchair accessible building entrances and routes, all public and common areas would be accessible, usable doors would be a minimum of 32 inches wide to allow wheelchair passage into and through the premises, accessible routes through the unit would be a minimum of 36" wide, all light switches, thermostats, and electrical outlets would be located between 15 and 48 inches, reinforcement blocking would be in walls to allow for installation of grab bars, and useable kitchen and bathroom areas would have a clear space of 30 by 48 inches. He stated these are the consistent with the Fair Housing Standards and State Law which would be done in all 120 ground floor units. The higher requirements which they are proposing to be done in five percent of the project, 15 units, would require the toilets be located in the corner to allow for the extension of four foot grab bars in both directions, as opposed to a location adjacent to a bathtub or a counter top; four feet from the edge of the stool clear forward is required, which demands the bathroom width be five feet by six feet, as opposed to a narrower width; and, a minimum hallway width of 48 inches is required for a parallel approach down a hallway in order for a wheelchair to be able to access a kitchen or bathroom. Campbell commented that to provide these requirements in 15 units, one unit per building, is double the national requirements. BRB - SPECIAL Meeting November 25, 1997 Page 3 Sutton invited other interested parties to address the Board. Kathy Lassen, Chair for the Commission on Disabilities, addressed the Board and stated she is here to make the best decision for someone who is trying to build a project in the City of Fort Collins, not as an adversary. She pointed out that they have two issues: one issue is the non - inclusion of Commission on Disability in the hearing for this appeal and suggested the Commission and the Building Review Board meet, at a later date, to discuss how better communication can happen in the future when another builder has similar issues; second issue is to discuss the request for non-compliance of Ordinance 82, 1995. Lassen read from Ordinance 82 of the Council of the City of Fort Collins, Amending Section 527 of the Code of the City of Fort Collins regarding accessible dwelling unit requirements, "Whereas the Commission on Disability and the Building Review Board have determined that the city's ordinance regulating how the required accessible dwelling units must be distributed in any new multiple unit housing project with respect to functional features and numbers of bedrooms available can be interpreted inconsistently and can, thereby, affect the number and selection of new accessible housing units created and, whereas, the Commission on Disability and the Building Review Board have formed a joint cast team to review the joint ordinance and recommend revisions, to remove any ambiguity while maintaining the original intent of insuring that the disabled population (or, better said, people with disabilities) have a selection of dwelling unit options available to meet its needs." Lassen commented that this is why the Mayor filed a grievance on behalf of the Commission since they were not in attendance of this meeting. She referenced the second page, Section 3 and subset 3, and read, "When the Building Review Board considers granting exceptions of variances to this chapter, pursuant to Section 204 of this Code, it shall require the applicant requesting the exception or variance to demonstrate that the application of a particular standard or specification would impose an extraordinary hardship on the subject property due to unique conditions resulting from terrain, topography, or geology or from other conditions not typically encountered in the city. Constraints or difficulties associated with compliance with this Chapter and/or with the Statutory Standards for Accessibility shall not be construed as an extraordinary hardship." Sutton interjected that due to the time constraints on the use of the meeting room, this meeting could benefit from informality in this process. He apologized on behalf of the Board for not including the Commission on Disability in the appeal hearing and stated it was an oversight that was not discovered until the day of the meeting, and commented that in the past the Board has tried very hard to ensure the Commission on Disability is notified and the intent is to continue this in the future. Sutton explained that normally there is a very formal process involved in hearing an appeal. BRB - SPECIAL Meeting November 25, 1997 Page 4 Lassen stated that her questions are specifically geared towards the builder and asked Mr. Campbell what his process was for studying the rules and regulations of Fort Collins, communicating with the city regarding the ordinances, and reached the point of filing this variance request. Campbell replied that as a developer this is not the first time he has come up against the 1997 Uniform Building Code. He pointed out that 1991 was the first year the accessibility chapter was entered into the Uniform Building Code and it was not the best record they could envision, and in 1994 requirements were changed from the 100 percent to the two percent. Campbell stated that he had two meetings with the Building department administrators, prior to submitting any plans, wanting to understand the city's guidelines. He explained that when he was told this city uses the 1991 codes, he asked if a variance to the 1991 codes would be considered because of what is in place today, and was informed that a variance must be applied for to the Building Review Board - which is the process they complied with. Lassen asked what the builder will do if this variance is not granted. Campbell responded that there is the option of waiting until the 1997 codes are adopted, which does not appeal to them, or they may have to consider whether the marketability of their project would be prudent to develop. He commented that neither of these options seem fair since he feels he is not asking for something unreasonable. He stated that because of the fact that the City of Fort Collins operates under the 1991 codes that was adopted in 1994, the city chose not to review the 1994 code in which the requirements were changed - and this creates his plight. Lassen referenced the September 25, 1997 transcript and stated she is not able to see the hardship for CECO's variance request, and does not understand why the Board granted the variance. She stated other Commission members would like to speak to the Board. Lassen emphasized that she is not speaking for the Commission on Disability and stated she does not have a conclusion regarding this matter because she has not had her questions answered, yet. She stated she would like to discuss this issue with the Commission and recommended Mr. Campbell attend one of the Commission meetings in December. Brown responded that, for him, the Board's approval of this variance request was a common sense issue of whether or not the demands of the disabled people in this community were being met. BRB - SPECIAL Meeting November 25, 1997 Page 5 Lassen explained that the Commission represents people and the Building Review Board represents rules and regulations, and stated dissention and misunderstanding comes in when decisions are made without listening to their wishes and considerations. She commented that people with disabilities deserve options and when rules are going to be changed all citizens affected need to be considered, not just disabled individuals but the growing population of senior citizens as well. Ray Sanderson, member of Commission on Disability, addressed the Board and stated he realizes the questions Commission members and other interested parties have will not be able to be answered due to the time constraint on this meeting. He reiterated that the right forum would be for Mr. Campbell to meet with the Commission on Disability. He commented that from his view now he does not see enough hardship to grant the requested variance, however, he has questions he would like Mr. Campbell to answer. Alan Apt, member of Commission on Disability, addressed the Board and stated he understands the situation of a transition taking place with the building codes and, because of that transition, there is some confusion regarding numbers and the nature of the testimony. He commented that he is optimistic that a reasonable compromise is possible, but the Commission needs the benefit of a discussion with Mr. Campbell. Mark Kramer, member of Commission on Disability, addressed the Board and stated he has two issues. The first issue revolves around adoption of the code and stated he feels it is the job of City Council to determine what code is being followed. The second issue falls in the area of legalese regarding the stipulations on granting variance and qualifying for a hardship. He requested full consideration be given this issue since he did not see that this was discussed in the minutes. Amy Rosenberg, member of Commission on Disability, addressed the Board and stated it seems there are some conflicting goals. She stated that on one hand they would like to make the process predictable and, on the other hand, they would like right results - which was referred to when the Board took a common sense look at the variance request. Rosenberg suggested that when building codes are reevaluated and adopted the variance process be looked at with an eye toward what is the actual need in the community. She commented that neither the city, it's Boards, developers, or citizens are well served by implementing processes and trying to readjust them on an ad hoc basis, if there's not some predictability; and that reviewing these with the Commission on Disability would be a part of the predictability process. Her recommendation is for the Commission to meet with the developers and the building code experts so they can better understand this project. BRB - SPECIAL Meeting November 25, 1997 Page 6 Other interested parties addressed the Board to state their questions and concerns, and to give individual feedback: Jennifer Bell, former COD member and disability housing specialist; Jean Batchelder, owner of Business Access By Design; and, Shirley Rickenbach, former COD member of 10 years. Their primary concerns included wanting the disabled population to be represented in this meeting, difficulty in finding hardship for the variance appeal, and enforcement of compliance with current city codes. Paul Eckman, City Attorney, responded to the concerns regarding hardship criteria and stated by legal definition there has to be found some unique condition resulting from terrain, topography, geology, or other conditions not typically encountered in the city; something unusual about the property that is unique and that uniqueness results in extraordinary circumstances. 5:55pm meeting recessed. 6:35pm meeting reconvened. Other interested parties continued to address the Board stating their questions and concerns, and giving individual feedback: Shirley Rickenbach; Rose Kreston, former COD member; and, Nancy Jackson, Director of Disability Resources. BOARD QUESTIONS: Board member Kreul-Froseth commented that the Board did discuss what constitutes a variance and issues of safety before the variance was granted. Administrator Lee presented comments for administrative staff. He apologized for the oversight of not contacting the Commission on Disability regarding this appeal hearing. Lee stated the Board is charged with making a decision regarding the variance request to use the 1997 Code in lieu of the current 1991 Code. Sutton referenced the September 25, 1997 meeting transcript and pointed out that it is noted the Board was interested in the Commission on Disability's position regarding this appeal request. He commented that in looking at the differences in the 1991, 1994, and 1997 Codes the Board took expert opinions by people who work with this everyday, and solicited information from the disabled community to come up with standards for our community. Sutton stated that the purpose of the Building Review Board is to look at variances to the laws and standards for our community, and to be careful and just in the interpretation and allowance for those variances. He commented that regarding the strict interpretation of hardship, City Council did not state that the Board had surpassed their authority for interpretation of hardship. City Council sent the appeal back to the Board to work out a compromise with the Commission on Disability and contractor. BRB - SPECIAL Meeting November 25, 1997 Page 7 Sutton requested that the Commission on Disability and the contractor meet before the next Building Review Board on December 18, 1997, to discuss the issues presented and come up with a compromise that will satisfy both parties. The Building Review Board will then vote on this appeal again at their December 18, 1997 meeting. Campbell responded that he will make himself available to meet with the Commission on Disability within the next two weeks. Lassen stated the Commission on Disability would like for Mr. Campbell to do his presentation at one of their meetings - before the next Building Review Board meeting. Sutton stated that over the past few years the Board and Commission have had joint meetings in order to avoid this type of problem. He commented that he would like to remind everyone that the Board has asked the Building official to suggest to any contractors with issues regarding accessibility/adaptability that they contact the Commission on Disability and discuss this with the Commission. He continued that previously contractors experienced a stiff resistance from the Commission on Disability to change anything, so the Board and Building official stopped sending contractors to the Commission. Lassen responded that lack of communication never solves anything and commissions and boards change from year to year. She commented that she is new to Fort Collins and can't speak for what happened in the past. She stated she sees the current Commission on Disability as very fair minded individuals who are willing to hear requests. Lassen reiterated that the Commission does need to hear the contractor's presentation and committed to see that a date is set a meeting between the Commission and the contractor. Eckman, City Attorney, commented that legally the code is the code, there is a procedure for a variance, and there is no procedure for "let's go work it out and compromise." He stated one of the issues is abdicating governmental responsibility to make a decision in favor of working out a compromise, and whatever is agreed upon is acceptable. Eckman continued that from a practical standpoint, if a compromise can be reached and everyone is happy, it is the same as being permissible under the variance procedure. It may be practical and the way City Council wants, however, he requests it be on record that the variance procedure is outlined in City code and there is no other procedure. Sutton responded that the Board will take their lead from City Council. Cotterman stated he agrees and would like the Board to consider whatever compromise is brought back to the Board. 0 • BRB - SPECIAL Meeting November 25, 1997 Page 8 Board member Fisher motioned to allow the two parties time to meet and bring back their decision to the next Board meeting on December 18, 1997. Brown seconded the motion. VOTE: Yeas: Sutton, Kreul-Froseth, Cotterman, Hansch, Brown, Fisher Nays: None Sutton reiterated that the Board has voted to postpone their decision to give the contractor and the Commission on Disability time to meet and discuss the appeal issues. Meeting adjourned at 7:12pm. Chairperson, Mike Sutton Felix Lee, Building & Zoning Director December 17, 1" TO: FROM RE: The The C -.. ,.,isability RECOMMENDATION FOR CECO REQUEST FOR VARIANCE The regular monthly meeting of the Commission on Disability was held December 15, 1997. The main item of discussion was a presentation by Felix Lee, City Liaison to the Building Review Board, and Mr. Bob Campbell of CECO. The purpose of Mr. Lee's presentation was to compare the 1991 Uniformed Building Code (UBC) to the 1997 UBC and the federal Fair Housing Act. Mr. Campbell presented his building plans and his rationale for seeking a variance. The Commission on Disability, after hearing the information given, and much discussion, voted 6:4 (6 to 4) in favor of granting Mr. Campbell the variance. However, every Commission member expressed similar misgivings. The question posed by several members was, "Why was the variance request granted in the first place when it specifically states in the City Code that a hardship must be present?" Commission members agree that hardships, as defined by the Code, do not exist in this case. If the code does seem to be unfair or unjust then related boards and commissions should meet to discuss and rewrite the Code to what is fair and reasonable. This process will create specific guidelines for reviewing future variance requests. The Commission on Disability would like to work with the members of the Building Review Board to develop communication between both parties so to provide information and support to each other. 1997 UNIFORM BUILDING CODE • •1101 1103.1..1.7 Chapter 11 ACCESSIBILITY SECTION 1101 —SCOPE 1101.1 General. Buildings or portions of buildings shall be ac- cessible to persons with disabilities as required by this chapter. See also Appendix Chapter 11 for requirements governing the provision of accessible site facilities not regulated by this chapter. See Section 101.3 for applicability of appendix. 1101.2 Standards of Quality. The standard listed below labeled an "Adopted Standard" is also listed in Chapter 35, Part III, and is part of this code. 1. Accessible Design Adopted Standard—CABO/ANSI A117.1-1992 1101.3 Design. The design and construction of accessible build- ings and building elements shall be in accordance with this chap- ter and CABO/ANSI A117.1-1992. For a building to be considered accessible, it shall be designed and constructed to the minimum provisions of this chapter and CABO/ANSI A117.1. EXCEPTION: Type B dwelling units shall comply with Section 1106. SECTION 1102 —DEFINITIONS For the purpose of this chapter, certain terms are defined as fol- lows: ACCESSIBLE describes a site, building, facility or portion thereof that complies with this chapter and that can be ap- proached, entered and used by persons with physical disabilities. ACCESSIBLE MEANS OF EGRESS is a path of travel, us- able by a mobility -impaired person, that leads to a public way. ACCESSIBLE ROUTE is a continuous path connecting ac- cessible elements and spaces in a building or facility that is usable by persons with disabilities. ADAPTABILITY is the capability of altering or adding to cer- tain building spaces and elements, such as kitchen counters, sinks and grab bars, to accommodate the needs of persons with and without disabilities, or to accommodate the needs of persons with different types or degrees of disability. AREA OF REFUGE is an area with direct access to an exit or an elevator where persons unable to use stairs can remain tempo- rarily in safety to await instructions or assistance during emer- gency evacuation CABO/ANSI A117.1 is American National Standard A117.1-1992 published by the Council of American Building Of- ficials. COMMON -USE AREAS are rooms, spaces or elements that are made available for use by a specific group of people. DWELLING UNIT —TYPE A is a dwelling unit that is designed and constructed for accessibility in accordance with CABO/ANSI A117.1. DWELLING UNIT —TYPE B is a dwelling unit that is designed and constructed for accessibility in accordance with Section 1106. ELEMENT is an architectural or mechanical component of a building, facility, space or site that is used in making spaces ac- cessible. FACILITY is all or any portion of a building, structure or area, including the site on which such building, structure or area is lo- cated, wherein specific services are provided or activities are per- formed. GROUND FLOOR DWELLING UNIT is a dwelling unit with a primary entrance and habitable space at grade. MULTISTORY DWELLING UNIT is a dwelling unit with habitable or bathroom space located on more than one story. PERSON WITH DISABILITY is an individual who has an impairment, including a mobility, sensory or cognitive impair- ment, that results in a functional limitation in access to and use of a building or facility. PUBLIC -USE AREAS are rooms or spaces that are made available to the general public. SITE is a parcel of land bounded by a property line or a desig- nated portion of a public right-of-way. SECTION 1103 — BUILDING ACCESSIBILITY 1103.1 Where Required. 1103.1.1 General. Accessibility to temporary or permanent buildings, or portions thereof, shall be provided for all occupancy classifications except as modified by this chapter. See also Ap- pendix Chapter 11. EXCEPTIONS: 1. Floors or portions of floors not customarily m- cupied, including, but not limited to, elevator pits; observation galler- ies used primarily for security purposes; elevator penthouses; nonoccupiable spaces accessed only by ladders, catwalks, crawl spaces or freight elevators; piping and equipment catwalks; and ma- chinery, mechanical and electrical equipment rooms. 2. Subject to the approval of the building official, areas where work cannot reasonably be performed by persons having a severe impair- ment (mobility, sight or hearing) need not have specific features which provide accessibility to such persons. 3. Temporary structures, sites and equipment directly associated with the construction process such as construction site hailers, scaf- folding, bridging or material hoists are not required to he accessible. This exception does not include walkways or pedestrian protection re- quired by Chapter 33. 1103.1.2 Group A Occupancies. Group A Occupancies shall be accessible as provided in this chapter. EXCEPTION: In the assembly area of dining and drinking ntab- lishments that are located within nonelevator buildings, when the area of mezzanine seating is not more than 25 percent of the total seating, an accessible means of vertical access to the mezzanine is not required, provided the same services are provided in an accessible space. 1103.1.3 Group B Occupancies. Group B Occupancies shall be accessible as provided in this chapter. 1103.1.4 Group E Occupancies. Group E Occupancies shall be accessible as provided in this chapter. 1103.1.5 Group F Occupancies. Group F Occupancies shall be accessible as provided in this chapter. 1103.1.6 Group H Occupancies. Group H Occupancies shall be accessible as provided in this chapter. 1103.1.7 Group I Occupancies. Group I Occupancies shall be accessible in public -use, common -use and employee -use areas, and shall have accessible patient rooms, cells, and treatment or examination rooms as follows: 1-127 • • 1997 UNIFORM BUILDING CODE 0 1. In Group I, Division 1.1 patient -care units within hospitals that specialize in treating conditions that affect mobility, all pa- tient rooms, including associated toilet rooms and bathrooms. 2. In Group I, Division 1.1 patient -care units within hospitals that do not specialize in treating conditions that affect mobility, at least one in every 10 patient rooms, or fraction thereof, including associated toilet rooms and bathrooms. 3. In Group I, Divisions 1.1 and 2 nursing homes and long- term care facilities, at least one in every two patient rooms, or fraction thereof, including associated toilet rooms and bath- rooms. 4. In Group I, Division 3 mental health occupancies, at least one in every 10 patient rooms, or fraction thereof, including associated toilet rooms and bathrooms. 5. In Group I, Division 3 jail, prison and similar occupancies, at least one in every 20 rooms or cells, or fraction thereof, includ- ing associated toilet rooms and bathrooms. 6. In Group I Occupancies, all treatment and examination rooms shall be accessible. 1103.1.8 Group M Occupancies. Group M Occupancies shall be accessible as provided in this chapter. 1103.1.9 Group R Occupancies. 1103.1.9.1 General. Group R Occupancies shall be accessible as provided in this chapter. Rooms and spaces available to the general public and spaces available for the use of residents that serve Group R, Division 1 Occupancy accessible dwelling units shall be accessible. Where recreational facilities are provided serving accessible dwelling units, 25 percent, but not less than one of each type in each group of such facilities, shall be accessible. All recreational facilities of each type on a site shall be considered to determine the total number of each type that are required to be accessible. 1103.1.9.2 Hotels, lodging houses and congregate residences. In hotels, lodging houses and congregate residence occupancies containing six or more guest rooms, multibed rooms or spaces for more than six occupants, one for the first 30 guest rooms or spaces and one additional for each additional 100 guest rooms or spaces, or fraction thereof, shall be accessible. In hotels with more than 50 sleeping rooms or suites, roll -in -type showers shall be provided in one half, but not less than one, of the required accessible sleeping rooms or suites. In addition to the accessible guest rooms required above, guest rooms for persons with hearing impairments shall be provided in accordance with Table 11-B. Guest rooms for persons with hear- ing impairments shall be provided with visible and audible alarm - indicating appliances, activated by both the in -room smoke detector and the building fire protective signaling system. 1103.1.9.3 Multi -unit dwellings. In Group R, Division 1 Occu- pancy apartments containing four or more dwelling units and Group R, Division 3 Occupancies where there are four or more dwelling units in a single structure, all dwelling units shall be Type B dwelling units. In Group R, Division 1 apartment occu- pancies containing more than 20 dwelling units, at least 2 percent, but not less than one, of the dwelling units shall be Type A dwell- ing units. All dwelling units on a site shall be considered to deter- mine the total number of accessible dwelling units. EXCEPTIONS: 1. Where no elevator service is provided in a building, Type B dwelling units need not be provided on floors other than the ground floor. 2. Where no elevator service is provided in a building and the ground floor does notcontain dwelling units, only those dwelling units located on the fast floor of either Group R, Division 1 apartment occ t- pancies or Group R, Division 3 Occupancies need comply with the requirements of this section. 3. A multistory dwelling unit not provided with elevator service is not required to comply with requirements for Type B dwelling units. Where a multistory dwelling unit is provided with elevator service to only one floor, the floor provided with elevator service shall comply with the requirements for a Type B dwelling unit, and a toilet facility shall be provided on that floor. 4. The number of Type B dwelling units provided in multiple non - elevator buildings on a single site may be reduced to a percentage of the ground floor units that is equal to the percentage of the entire site having grades, prim to development, that are 10 percent or less; but in no case shall the number of Type B units be less than 20 percent of the ground floor dwelling units on the entire site. 5. The required number of Type A and Type B dwelling units shall not apply to a site where the lowest floor or the lowest structural build- ing members is required to be at or above the base flood elevation resulting in: 5.1 A difference in elevation between the minimum required floor elevation at the primary entrances and all vehicular and pedestrian arrival points within 50 feet (15 240 mm) exceeding 30 inches (762 rum). 5.2 A slope exceeding 10 percent between the minimum required floor elevation at the primary entrances and all vehicular and pedestrian arrival points within 50 feet (15 240 mm). Where no such arrival points are within 50 feet (15 240 mm) of the primary entrances, the closest arrival point shall be used. 1103.1.10 Group S Occupancies. Group S Occupancies shall be accessible as provided in this chapter. 1103.1.11 Group U Occupancies. Group U, Division 1 Occu- pancies shall be accessible as follows: 1. Private garages and carports that contain accessible parking. 2. In Group U, Division 1 agricultural buildings, access need be provided only to paved work areas and areas open to the gen- eral public. 1103.2 Design and Construction. 1103.2.1 General. When accessibility is required by this chap- ter, it shall be designed and constructed in accordance with this chapter and CABO/ANSI A117.1. EXCEPTION: Type B dwelling units shall comply with Section' 1106. 1103.2.2 Accessible route. When a building, or portion of a building, is required to be accessible, an accessible route shall be provided to all portions of the building, to accessible building en- trances, connecting accessible pedestrian walkways and the pub- lic way. EXCEPTION: In other than the offices of healthcare providers, transportation facilities, airports and Group M Occupancies with five or more tenants, floors above and below accessible levels that have an aggregate area of not more than 3,000 square feet (278.7 m2) need not be served by an accessible route from an accessible level. When floor levels are required to be connected by an accessible route, and an interior path of travel is provided between the levels, an interior accessible route between the levels shall be provided. When only one accessible route is provided, it shall not pass through kitchens, storage rooms, toilet rooms, bathrooms, closets or other similar spaces. EXCEPTION: A single accessible route may pass through a kitchen or storage room in a Type A dwelling unit. , When more than one building or facility is located on a site, ac- cessible routes shall be provided connecting accessible buildings and accessible site facilities. inK.] 1997 UNIFORM BUILDING COD(o C� I EXCEPTION: For Croup R, Division 1 apartment occupancies, when the slope of the finished grade between accessible buildings and facilities exceeds 1 unit vertical in 12 units horizontal (8.33% slope), orwhen physical barriersof the site preventthe installationof anacces- Bible route, a vehicular route with parking at each accessible building or facility may be provided in place of an accessible route. 1103.2.3 Accessible entrances. Each building and structure, and each separate tenancy within a building or structure, shall be provided with at least one entrance that complies with the accessi- ble route provisions of CABO/ANSI A117.1. At least 50 percent of all entrances shall be accessible. EXCEPTIONS: 1. Entrances used exclusively for loading and service. I 2. Entrances to spaces not required to be accessible as provided for in Section 1103. When a building or facility has entrances that normally serve accessible parking facilities, transportation facilities, passenger loading zones, taxi stands, public streets and sidewalks, or acces- sible interior vertical access, at least one of the entrances serving each such function shall comply with the accessible route provi- sions of CABO/ANSI A117.1. The primary entrance to either a Type Aor Type B dwellingunit shall be located on an accessible route from public or common areas. The primary entrance to the dwelling unit shall not be to a bedroom. 1103.2.4 Signs. 1103.2.4.1 International symbol of accessibility. The follow- ing elements and spaces of accessible facilities shall be identified by the international symbol of accessibility: 1. Accessible parking spaces, except where the total parking spaces provided are five or less. 2. Accessible areas of refuge. 3. Accessible passenger loading zones. 4. Accessible toilet and bathing facilities. 1103.2.4.2 Other signs. Inaccessible building entrances, inac- cessible public toilets and bathing facilities, and elevators not on an accessible route shall be provided with directional signage in- dicating the route to the nearest similar accessible element. In assembly areas, a sign notifying the general public of the availability of assistive listening systems shall be provided at ticket offices or similar locations. Each door to an exit stairway shall have a tactile sign, including raised letters and Braille, stating EXIT and shall comply with CABO/ANSI A117.1. At exits and elevators serving a required accessible space, but not providing an approved accessible means of egress, signs shall be installed indicating the location of accessible means of egress. In addition to the international symbol of accessibility, each unisex toilet or bathing room shall be identified by a tactile sign including raised letters and Braille. Directional signage shall be provided at all separate -sex toilet or bathing facilities indicating the location of the nearest unisex room. SECTION 1104 — EGRESS AND AREAS OF REFUGE 1104.1 Means of Fgress. 1104.1.1 General. All required accessible spaces shall be pro- vided with not less than one accessible means of egress. When ' more than one exit or exit -access door is required from any acces- sible space, each accessible portion of the space shall be served by not less than two accessible means of egress. The maximum travel distance from any accessible space to an area of refuge shall not exceed the travel distance set forth in Chapter 10. Each accessible means of egress shall be continuous from each required accessible occupied area to a public way and shall include accessible routes, ramps, exit stairs, elevators, horizontal exits or smoke barriers. 1104.1.2 Stairways. When an exit stairway is part of an accessi- ble means of egress, the stairway shall have a clear width of not less than 48 inches (1219 mm) between handrails. The stairway shall either incorporate an area ofrefuge within an enlarged story - level landing or shall be accessed from an area of refuge comply- ing with Section 1104.2 or a horizontal exit. EXCEPTIONS: 1. Exit stairways serving a single dwelling unit or guest room. 2. Exit stairways serving buildings protected throughout by an ap- proved automatic sprinkler system. 3. The clear width of 48 inches (1219 mm) between handrails is not required for exit stairways accessed from a horizontal exit. 4. Areas of refuge are not required in open parking garages. 1104.1.3 Elevators. When an accessible floor is four or more stories above or below the level of exit discharge serving that floor, at least one elevator shall serve as one required accessible means of egress. EXCEPTION: In fully sprinklered buildings, the elevator need not be provided to floors provided with a horizontal exit and located at or above the level of exit discharge. When an elevator is part of an accessible means of egress, standby power shall be provided. The elevator shall be accessed from either an area of refuge complying with Section 1104.2 or a horizontal exit. EXCEPTIONS: 1. Elevators are not required to be accessed by an area of refuge or a horizontal exit in buildings protected throughout by an approved automatic sprinkler system. 2. Areas of refuge are not required in open parking garages. 1104.1.4 Platform lifts. Platform (wheelchair) lifts shall not serve as part of an accessible means of egress. EXCEPTION: Within a dwelling unit. 1104.2 Areas of Refuge. 1104.2.1 Access. Required areas of refuge shall be accessible from the space served by an accessible means of egress. Required areas of refuge shall have direct access to a stairway or an elevator complying with Section 1104.1. 1104.2.2 Pressurization. When an elevator lobby is used as an area of refuge, the elevator shaft and lobby shall be pressurized in accordance with the requirements of Section 905. EXCEPTION: When elevators are in an area of refuge formed by a horizontal exit or smoke barrier. 1104.2.3 Size. Each area of refuge shall be sized to accommo- date one wheelchair space not less than 30 inches by 48 inches (762 ram by 1219 mm) for each 200 occupants, or portionthereof, based on the occupant load of the area of refuge and areas served by the area of refuge. Wheelchair spaces shall not reduce the required exit width or interfere with access to or use of fire department hose connections and valves. Access to required wheelchair spaces in an area ofref- uge shall not be obstructed by more than one adjoining wheel- chair space. 1104.2.4 Construction. Each area of refuge shall be separated from the remainder of the story by a smoke barrier having at least a one -hour fire -resistance rating. Smoke barriers shall extend to 1-129 10 • 1997 UNIFORM BUILDING CODE the roof or floor deck above. Doors in the smoke barrier shall be tightfitting smoke- and draft -control assemblies having a fire - protection rating of not less than 20 minutes. Doors shall be self -closing or automatic closing by smoke detection. An ap- proved damper designed to resist the passage of smoke shall be provided at each point a duct penetrates the smoke barrier. EXCEPTION: Areasof refugelocated withina stairway enclosure. 1104.2.5 Two-way communication. Areas of refuge shall be provided with a two-way communication system between the area of refuge and a central control point. If the central control point is not constantly attended, the area of refuge shall also have controlled access to a public telephone system. Location of the central control point shall be approved by the fire department. EXCEPTION: Buildings four stories or less in height. U04.2.6 Instructions. In areas of refuge that have a two-way emergency communication system, instructions on the use of the area under emergency conditions shall be posted adjoining the communications system. The instructions shall include: 1. Directions to find other exits, 2. Advice that persons able to use the exit stairway do so as soon as possible, unless they are assisting others, 3. Information on planned availability of assistance in the use of stairs or supervised operation of elevators and how to summon such assistance, and 4. Directions for use of the emergency communications system. 1104.2.7 Identification. Each area of refuge shall be identified by a sign stating AREA OF REFUGE and the international sym- bol of accessibility. The sign shall be located at each door provid- ing access to the area of refuge. The sign shall be illuminated as required for exit signs when exit sign illumination is required. Tactile signage shall be located at each door to an area of refuge. SECTION 1105 — FACILITY ACCESSIBILITY 1105.1 General. When buildings or portions of buildings arere- quired to be accessible, building facilities shall be accessible as provided in this section. Building facilities or elements required by this sectionto be ac- cessible shall be designed and constructed in accordance with CABO/ANSI A117.1. EXCEPTION: Type B dwelling units shall comply with Section 1106. 11052 Bathing and Toilet Facilities. 1105.2.1 Bathing facilities. When bathing facilities are pro- vided, at least one of each type of fixture or element shall be ac- cessible. EXCEPTION: A bathing facility for a single occupant and not for common or public use may be adaptable. In recreational facilities, where separate -sex bathing facilities are provided, an accessible unisex bathing room shall be pro- vided. EXCEPTION: Where each separate -sex bathing facility has only one shower fixture, unisex bathing facilities need not be provided. 1105.2.2 Toilet facilities. Toilet facilities located within acces- sible dwelling units, guest rooms and congregate residences shall comply with CABO/ANSI A117.1. In other occupancies, each toilet room shall be accessible. At least one of each type of fixture or element in each accessible toi- let room shall be accessible. When toilet stalls are provided in a 1-130 toilet room, at least one toilet stall shall be wheelchair accessible. When six or more toilet stalls are provided in a toilet room, at least one ambulatory accessible toilet stall shall be provided in addi- tion to the wheelchair accessible toilet stall. EXCEPTION: A toilet facility for a single occupant and not for common or public use may be adaptable. In Groups A and M Occupancies, an accessible unisex toilet room shall be provided where an aggregate of six or more male and female water closets are required. In buildings ofmixed occu- pancy, only those water closets required for the Group Aor M Oc- cupancy shall be used to determine the unisex toilet room requirement. 1105.23 Lavatories, mirrors and towel fixtures. At least one accessible lavatory shall be provided within toilet facilities. When mirrors, towel fixtures, and other toilet and bathroom ac- cessories are provided, at least one of each shall be accessible. 1105.2.4 Unisex bathing and toilet rooms. 1105.2.4.1 General. Unisex bathing and toilet rooms shall com- ply with this section and CABO/ANSI A117.1. 1105.2.4.2 Location. Unisex toilet and bathing rooms shall be located on an accessible route. Unisex toilet rooms shall be lo- cated not more than one story above or below separate -sex toilet facilities. The accessible route from any separate -sex toilet room to a unisex toilet room shall not exceed 500 feet (152 400 mm). Additionally, inpassenger transportation facilities and airports, the accessible route from separate -sex toilet facilities to a unisex toilet room shall not pass through security checkpoints. 11052.43 Clear floor space. Where doors swing into a unisex toilet or bathing room, a clear floor space not less than 30 inches by 48 inches (762 rum by 1219 min) shall be provided, within the room, beyond the area of the door swing. 11052.4.4 Privacy. Doors to unisex toilet and bathing rooms shall be securable from within the room. 11052.4.5 Required fixtures. 11052.4.5.1 Unisex toilet rooms. Unisex toilet rooms shall in- clude only one water closet and only one lavatory. Where a bath- ing facility is provided within a unisex toilet room, only one shower shall be provided. EXCEPTION: A separate -sex toilet room containing not more than two water closets without urinals, or containing only one water closet and one urinal may be considered a unisex toilet room. 1105.2.4.52 Unisex bathing rooms. Unisex bathing rooms shall include only one shower fixture. Unisex bathing rooms shall also include one water closet and one lavatory. Where storage fa- cilities are provided for separate -sex bathing facilities, accessible storage facilities shall be provided for unisex bathing rooms. 11053 Elevators and Stairway and Platform Lilts. Elevators on an accessible route shall be accessible. EXCEPTION: Private elevators serving only one dwelling unit. Elevators required to be accessible shall be designed and constructed to comply with CABO/ANSI A117.1. Stairways in buildings, or portions of buildings, required to be accessible shall be designed and constructed to comply with CABO/ANSI A117.1. Platform lifts may be used in lieu of an elevator under one of the following conditions subject to approval by the building official: 1. To provide an accessible route of travel to a performing area in a Group A Occupancy. 1997 UNIFORM BUILDING COD lb 0 2. To provide unobstructed sight lines and distribution for wheelchair viewing positions in Croup A Occupancies. 3. To provide access to spaces with an occupant load of less than five. 4. To provide access where existing site constraints or other constraints make use of a ramp or elevator infeasible. All platform lifts used in lieu of an elevator shall be capable of independent operation. 1105.4 Other Building Facilities. 1105.4.1 Drinking fountains. On any floor where drinking fountains are provided, at least 50 percent, but not less than one fountain, shall be accessible. 1105.4.2 Fixed or built-in seating or tables. When fixed or built-in seating or tables are provided, at least 5 percent, but not less than one, shall be accessible. In dining and drinking estab- lishments, such seating or tables shall be distributed throughout the facility. 1105.4.3 Storage. When storage facilities such as cabinets, shelves, closets, lockers and drawers are provided in required ac- cessible or adaptable spaces, at least one of each type provided shall contain storage space complying with CABO/ANSI A117.1. 1105.4.4 Customer service facilities. 1105.4.4.1 Dressing and fitting rooms. When dressing or fit- ting rooms are provided, at least 5 percent, but not less than one, in each group of rooms serving distinct and different functions shall be accessible. 1105.4.4.2 Counters and windows. Where customer sales and service counters or windows are provided, a portion of the counter or at least one window shall be accessible. 1105.4.4.3 Checkout aisles. Accessible checkout aisles shall be installed in accordance with Table 11-C. Traffic control de- vices, security devices and turnstiles located in accessible checkout aisles or lanes shall be accessible. 1105.4.5 Controls, operating mechanisms and hardware. Controls, operating mechanisms and hardware intended for op- eration by the occupant, including switches that control lighting and ventilation and electrical convenience outlets, in accessible spaces, along accessible routes or as parts of accessible elements shall be accessible. 1105.4.6 Alarms. Alarm systems, when provided, shall include both audible and visible alarms. The alarm devices shall be lo- cated in hotel guest rooms as required by Section 1103.1.9.2; ac- cessible public- and common -use areas, including toilet rooms and bathing facilities; hallways; and lobbies. 1105.4.7 Rail transit platforms. Rail transit platform edges bordering a drop-off and not protected by platform screens or guardrails shall be provided with detectable warnings in accord- ance with CABO/ANSI A117.1. 1105.4.8 Assembly areas. 1105.4.8.1 Wheelchair spaces. Stadiums, theaters, audito- riums and similar occupancies shall be provided with wheelchair spaces in accordance with Table 11-A. Removable seats shall be permitted in the wheelchair positions. When the seating capacity of an individual assembly area exceeds 300, wheelchair spaces shall be provided in more than one location and shall be on an accessible route of travel. Diaper- sion of wheelchair spaces shall be based on the availability of accessible routes to various seating areas, including seating at various levels in multilevel facilities. Services provided in inac- cessible areas shall also be provided on an accessible level and shall be accessible. 1105.4.8.2 Assistivelisteningsystems. Assistive listening sys- tems complying with CABO/ANSI A117.1 shall be installed in stadiums, theaters, auditoriums, lecture halls and similar areas when these areas have fixed seats and where audible communica- tions are integral to the use of the space as follows: I. Areas with an occupant load of 50 or more. 2. Areas where an audio -amplification system is installed. Receivers for assistive-listening systems shall be provided at a rate of 4 percent of the total number of seats, but in no case less than two receivers. Stadiums, theaters, auditoriums, lecture halls and similar areas not equipped with an audio -amplification system or having an occupant load of less than 50 shall have a permanently installed assistive-listening system, or shall have electrical outlets or other supplementary wiring necessary to support a portable assistive- listening system. Signage shall be installed to notify patrons of the availability of the listening system. SECTION 1106—TYPE B DWELLING UNITS 1106.1 General. Type B dwelling units, when required, shall comply with this section. EXCEPTION: Type B dwelling units designed and constructed as Type A dwelling units. 1106.2 Type B Accessible Route. 1106.2.1 General. At least one accessible route complyingwith this section shall connect all spaces and elements that are a part of the dwelling unit. Where only one accessible route is provided, it shall not pass through bathrooms, closets or similar spaces. EXCEPTION: One of the following is not required to be on an accessible route: I. A raised floor area in a portion of a living, dining or sleeping room; 2. A sunken floor area in a portion of a living, dining or sleeping room; or 3. A mezzanine that does not have plumbing f xturesor an enclosed habitable space. 1106.2.2 Clear width. Clear width of the accessible route shall be 36 inches (914 mm) minimum, except at doors. 1106.2.3 Changes in level. Changes in level of not more than 1/2 inch (12.7 mm) in height shall comply with CABO/ANSI A117.1. Changes in level greater than 1/2 inch (12.7 mm) inheight shall be accomplished by a ramp, elevator or wheelchair lift com- plying with CABO/ANSI A117.1. EXCEPTIONt Where exterior deck, patio or balcony surface materials are impervious, the finished exterior impervious surface shall be 4 inches (102 mm) maximum below the finished floor level of the adjacent interim spaces of the dwelling unit. 11063 Operating Controls. 11063.1 General. Lighting controls, electrical receptacles, environmental controls, and user controls for security or intercom systems shall comply with this section. EXCEPTIONS: 1. Electrical receptacles serving a dedicated use. 2. Appliance -mounted controls or switches. 3. A single receptacle located above a portion of countertop uninter- rupted by a sink or appliance need not be accessible, provided: 1-131 • 1997 UNIFORM BUILDING CODE 3.1 At least one receptaclecomplyfngwith this section ispro- vided for the portion of countertop and 3.2 All other receptacles provided for the portion of counter- top comply with this section. 4. Floor electrical receptacles. 5. Plumbing fixture controls. 11063.2 Clear floor space. A 30-inch-by-48-inch (762 nun by 1219 mm) minimum clear floor space positioned for forward or parallel approach shall be provided at each accessible operating control. Where a parallel approach is provided to an operating control located above an obstruction, the offset between the cen- ter lines of the clear floor space and the operating control shall be 12 inches (305 mm) maximum. 110633 Height. Operable parts of operating controls shall be 48 inches (1219 rum) maximum and 15 inches (381 mm) mini- mum above the floor. Operable parts located above an obstruction shall comply with Section 4.2.5.2 or 4.2.6.2 of CABO/ANSI A117.1. 1106.4 Doors. 1106.4.1 Primary entrance door. The primary entrance door to the dwelling unit shall comply with Section 4.13 of CABO/ANSI A117.1. EXCEPTION: Maneuvering clearances required by Section 4.13.6 of CABO/ANSI A117.1 are not required on the dwelling unit side of the door. 1106.4.2 Other doorways. Doorways intended for user pas- sage shall comply with this section. 1106.4.2.1 Clear width. Doorways shall have a clear opening of 32 inches (813 mm) minimum. The clear opening of swinging doors shall be measured betweenthe face of the door and the stop, with the door open 90degrees. EXCEPTION: Atolerance of minus 1/4 inch (6.4 mm) is permitted. 1106.4.2.2 Double leaf doorways. Where an inactive leaf with operable parts of hardware located more than 48 inches (1219 mm) above the floor is provided, the active leaf shall provide the required clear width. 1106.4.2.3 Thresholds. Thresholds, if provided, shall be 1/2 inch (12.7 mm) high maximum and shall comply with CABO/ ANSI A117.1. EXCEPTION: Thresholds at exterior sliding doors maybe 3/4 inch (19 mm) high maximum, provided they are beveled with a slope of not greater than 1 unit vertical in 2 units horizontal (50% slope). 1106.5 Kitchens. 1106.5.1 Clearances. Clearances between all opposing base cabinets, counter tops, appliances or walls within kitchen work areas shall be 40 inches (1016 mm) minimum. In kitchens with counters, appliances or cabinets located on three contiguous sides, clearance betweenall opposing base cabi- nets, counter tops, appliances or walls within kitchen work areas shall be 60 inches (1524 mm) minimum. 1106.5.2 Clear floor space. A 30-inch-by-48-inch (762 mm by 1219 mm) minimum clear floor space shall be provided at the sink and at each appliance. 1. The clear floor space at the sink shall be positioned for paral- lel approach. The clear floor space shall extend 15 inches (381 mm) minimum from each side of the sink center line. EXCEPTION: Sinks complying with Section 4.33.4.5 of CABO/ ANSI A117.1. 2. Where provided, the dishwasher, range, cooktop, oven, refrigerator/freezer and trash compactor shall have a clear floor space positioned for either parallel or forward approach. 1106.6 Toilet and Bathing Facilities. 1106.6.1 General. Toilet and bathing facilities in Type B dwell- ing units shall comply with Sections 1106.2 through 1106.4 and this section. EXCEPTION: Facilities on levels not required to be accessible. U06.6.2 Clear floor space. Doors shall not swing into the clear floor space or clearance required for any fixture. EXCEPTION: Where a 30-inch-by48-inch (762 mm by 1219 rum) minimum clear floor space is provided within the room, beyond the arc of the door swing. Clear floor space shall be permitted to include knee and toe clearances in accordance with Section 4.2.4.3 of CABO/ANSI A117.1. Clear floor spaces and clearances may overlap. 1106.63 Grab bar and seat reinforcement. Where walls are located to permit installation of grab bars and seats complying with Section 4.17.4, 4.21.4, 4.22.3 or 4.22.4 of CABO/ANSI A117.1, reinforcement shall be provided for the installation of grab bars and seats meeting those requirements. EXCEPTION: Reinforcement is notrequired in a roomcontaining only a lavatory and a watercloset, providedthatthe room does notcon- tain the only lavatory or water closet on the accessible level of the dwelling unit. 1106.6.4 Toilet and bathing fixtures. Toilet and bathing fix- tures shall comply with either Section 1106.6.4.1 or 1106.6.4.2. 1106.6.4.1 Option A. Each fixture provided shall comply with this section. EXCEPTION: Alavatory and a watercloset located in a room con- taining only a lavatory and water closet, provided that the room does not contain the only lavatory or water closet on the accessible level of the dwelling unit. 1106.6.4.1.1 Lavatory. A 30-inch-by-48-inch (762 rum by 1219 rum) minimum clear floor space positioned for parallel approach shall be provided. EXCEPTION: A lavatory complying with Section 4.20 of CABO/ ANSI A117.1. Clear floor space shall extend 15 inches (381 mm) minimum from each side of the lavatory center line. 1106.6.4.1.2 Water closet. The lateral distance from the center line of the water closet to a bathtub, lavatory or wall shall be 18 inches (457 mm) minimum on one side and 15 inches (381 mm) minimum on the other side. Where the watercloset is located adjacent to a wall, the lateral distance from the center line of the water closet to the wall shall be 18 inches (457 mm) and 15 inches (381 mm) minimum to a lavatory or bathtub. Where the water closet is not located adjacent to a wall, the water closet shall be located to allow for the installation of a grab bar on the side with 18-inch (457 mm) clearance. Clearance areas around the water closet shall comply with one of the following: 1. Parallel approach. 1.1 Fifty-six inches (1422 mm) minimum, measured from the wall behind the water closet. 1.2 Forty-eight inches (1219 mm) minimum, measured from a point 18 inches (457 rum) from the center line of the water closet on the side designated for the installa- tion of grab bars. 1-132 1997 UNIFORM BUILDING COD lb • 1.3 Vanities or lavatories located on the wall behind the water closet are permitted to overlap the clear floor space. 2. Forward approach. 2.1 Sixty-six inches (1676 mm) minimum, measured from the wall behind the water closet. 2.2 Forty-eight inches (1219 mm) minimum, measured from a point 18 inches (457 mm) from the center line of the water closet on the side designated for the installa- tion of grab bars. 2.3 Vanities or lavatories located on the wall behind the water closet are permitted to overlap the clear floor space. 3. Parallel or forward approach. 3.1 Fifty-six inches (1422 mm) minimum, measured from the wall behind the water closet. 3.2 Sixty inches (1524 mm) minimum, measured from a point 18 inches (457 mm) from the center line of the water closet on the side designated for the installation of grab bars. U06.6.4.1.3 Bathing fixtures. Where bathing fixtures are pro- vided, at least one bathing fixture in each toilet/bathing area shall comply with the following: 1. Parallel approach bathtubs. Bathtubs with a parallel approach shall have a clearance 30 inches (762 mm) wide by 60 inches (1524 mm) long minimum adjacent to the bathtub. A lavatory may extend into the clearance at the control end of the tub if the 30-inch-by-48-inch (762 mm by 1219 turn) clearance remains. EXCEPTION: Lavatories complying with Section 4.20 of CABO/ ANSI A117.1 may be placed is the clearance. 2. Forward approach bathtubs. Bathtubs with a forward approach shall have a clearance 48 inches (1219 mm) wide by 60 inches (1524 mm) long minimum adjacent to the bathtub. A water closet may be placed in the clearance at the control end of the tub. 1106.6.4.1.4 Showers. If a stall shower is the only bathing fix- ture, the stall shower shall have minimum dimensions of 36 inches by 36 inches (914 mm by 914 mm). A clear floor space of not less than 30 inches (762 mm) measured perpendicular from the face of the shower stall by 48 inches (1219 mm) measured par- allel from the shower head wall shall be provided. 1106.6.4.2 Option B. One of each type of fixture provided shall comply with Section 1106.6.4.2. The accessible fixtures shall be located in a single toilet/bathing area. 1106.6.4.2.1 Lavatory. A 30-inch-by-48-inch (762 mm by 1219 mm) minimum clear floor space positioned for parallel approach shall be provided. EXCEPTION: A lavatory complying with Section 4.20 of CABO/ ANSI A117.1. The clear floor space shall extend 15 inches (381 mm) mini- mum from each side of the lavatory center line. The fixture rim shall be 34 inches (864 turn) maximum above the finished floor. 1106.6.4.22 Water closet. The water closet shall comply with Section 1106.6.4.1.2. 1106.6.423 Bathing fixtures. Where bathing fixtures are pro- vided, at least one bathing fixture shall comply with the fol- lowing: 1. Bathtub. A 30-inch-by-48-inch (762 mm by 1219 mm) minimum clear floor space positioned for parallel approach shall be provided adjacent to the bathtub. The front edge of the clear floor space shall align with the control end of the bathtub. 2. Stall showers. If a stall shower is the only bathing fixture, the stall shower shall have minimum dimensions of 36 inches by 36 inches (914 mm by 914 mm). A clear floor space of not less than 30 inches (762 mm) measured perpendicular from the face of the shower stall by 48 inches (1219 mm) measured parallel from the shower head wall shall be provided. 1-133 City of Fort Collins November 25, 1997 John Meleski 2619 Featherstar Way Fort Collins, CO 80526 Dear Mr. MeJe'ski: Thank you for your letter of November 11, 1997, which included a letter written by Mr. Paul Eckman dated October 4, 1997, and his response dated October 14, 1997. This correspondence all related to the Class A Roofing Ordinance. I am sorry I was unable to attend the November 20 meeting of the Building Review Board. However, I did have other conflicts. It is my understanding that the Board did consider your proposal that a Class C wood shingle is a suitable and equal fire rated material to a Class C mineral surfaced wood shingle. I appreciate your bringing this subject to my attention. If I can ever be of assistance to you on any matter pertaining to the Building Review Board and the Uniform Building Code, please do not hesitate to call on me. Meanwhile, if I can be of assistance on any other matter, please don't hesitate to contact me. Sine( [-Ann Mays. AA/ac cc: John F. Fischbach, City Manager Charles Cotterman Richard Fischer Felix Lee Greg Byme Michael Sutton James Brown Susan Kreul-Froseth Rudy Hansch 300 LaPorte Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6505 • FAX (970) 224-6107 November 11, 1977 Ann Azari, Mayor City of Fort Collins Dear Mayor Azari, Enclosed is a letter copy to Mr. Paul Echman dated October 4, 1997 and his response dated October 14, 1997. This correspondence relates to the Class A Roofing Ordinance. Note that Mr. Echman suggests the Building Review Board consider the question ..what the "intent" of the City Council was when amending Section 204 of the Uniform Building Code". Since you are the only current Council member that adopted this Ordinance and you are the Council liaison to the Building Review Board, I cordially invite you to the November 20, 1997 meeting of our Board to answer Mr. Echman's question. Sincerely, J- v��w ohn Me1eski Vice Chairmann Fort Collins Building Review Board October 4, 1997 Paul Echman Asst. City Attorney City of Fort Collins Dear Mr. Echman, Section 204 of the 1991 Uniform Building Code reads; "The Building Review Board as established in Section 2-117 of the Code of the city is hereby empowered to determine the suitability of alternate materials or methods of construction ....". I intend to propose to the Building Review Board of the City of Fort Collins that a Class C wood shingle is a suitable and equal fire rated material to a Class C mineral surfaced wood shingle. If a majority of four members (including myself) agree to this finding, I will instruct the Building Department of the City of Fort Collins to modify their enforcement of the City's Class A Roofing Ordinance to allow the use of Class C wood shingles in any and all roofing applications that Class C mineral surfaced shingles are allowed. I request your review of my intended procedure. Sincerely,ohn Me1eski Vice Chairman Fort Collins Building Review Board cc: Michael Sutton Charles Cotterman James Brown Richard Fisher Susan Kreul-Froseth Rudy Hansch Felix Lee SIX MONTH PLANNING CALENDAR December - May 1998 MEETING MEETING AGENDA ITEMS DATE TYPE December 16 Regular December 23 NO MEETING December 30 5th Tuesday NO MEETING January 6 Regular Disaster Recovery Action Plan Three Mile Plan January 13 Study Update on Downtown Parking Structure Resource Recovery Farm Land Use Concept Utility Enterprise Study Session January 20 Regular State of the City Remarks Eastside/Westside Historic Design Standards and Process for District Designations January 27 Study Nuffian Rights 9rdinanee Prairie Dog Management Policy January 29 Thursday Northern Colorado Regional Cities Quarterly Meeting - 6:00-8:30 p.m. Location TBA February 3 Regular Additional "Hot Spot' Rezonings Prairie Dog Management Policy Citizen Review Process for Police Activities February 10 Study Human Rights Ordinance (Study Session) Human Rights Ordinance (Public Hearing) 2020 Regional Transportation Plan T-T�..... sa Study sessioa r February 17 Regular 2020 Regional Transportation Plan February 19 Thursday Fort Collins City Council/Larimer County Commissioners 5:30-8:30 p.m. Quarterly Meeting - Larimer County Court House Hearing Room February 24 Study Fossil Creek Reservoir Area Plan March 3 Regular Human Rights Ordinance School District Fees in Lieu of Land Dedication West Central Neighborhood Plan March 10 Study Utility Enterprise Study Session March 17 Regular Second Reading Human Rights Ordinance Fossil Creek Reservoir Area Plan March 24 Study March 31 5th Tuesday Basic Services Discussion April? Regular April 14 Study Utility Enterprise Study Session April21 Regular April 25 Saturday Council Planning Session April28 Study April 30 Thursday 6:00-8:30 p.m. Northern Colorado Regional Cities Quarterly Meeting - Location TBA May 5 Regular May 12 Study Utility Enterprise Study Session May 13 Wednesday 5:30-8:30 p.m. Fort Collins City Council/Larimer County Commissioners Quarterly meeting May 19 Regular May 26 Study Revised: December 11, 1997 CC: ELT Department/Division Heads UNSCHEDULED ITEMS: STUDY SESSION: REGULAR Street Oversizing Modifications Street Oversizing Capital Expansion Fees Poudre River Land Use Plan 0 COMMISSION ON DISABILITY MEETING MINUTES December 15,1997 1:00 pm Council Liaison: Michael Byrne Staff Liaison: Nancy Stirling Chairperson: Kathy Lassen Phone: (H) 204-0614 (W) 491-5930 Members Present: Members Absent: Mark Cummings Nancy Baker Mark Kramer Ray Sanderson Don Fish Laura Burnett Initha Stuckey Kathy Lassen City Staff Present: Felix Lee, Building & Zoning Sharon Getz, Building & Zoning Mike Gebo, Building & Zoning Nancy Stirling, COD Liaison Guests: Bob Campbell, CECO Jean Batchelder, Access by Design Stacey Abate Amy Rosenberg Alan Apt The meeting was called to order at 1:25 pm. NOTE: The Chairperson requested that meeting begin an hour earlier than the usual meeting time of 2:00 pm to allow enough time to complete the task at hand. Approval of November Meeting Minutes Chairperson Kathy Lassen asked if there were any changes or comments in regard to the November meeting minutes. There were none. Mark Kramer motioned to accept the minutes as they were written; Laura Burnett seconded the motion. The vote to accept the meeting minutes as they stood was unanimous. C Announcements Laura Burnett has a new home address. Nancy will update the Member Address List and mail them to the COD members. Mark Cummings is still faithfully working on the COD video. He informed the Commission members that a script will be ready in January and that the COD should have a finished product in March. Human Rights Ordinance Chairperson Kathy Lassen received a memo from the City Manager asking that the Commission review the proposed Human Rights Ordinance and the proposed additions and changes to it. A response from the Commission is requested by January 9th. The Commission (quickly) reviewed the proposed HRO, reviewing both the addition of the sexual orientation wording and the items relating specifically to disabilities. There was some discussion of some items: Section 13-16 Definitions: Jean Batchelder suggested possibly inserting the word "illegal" in front of the word "drugs." This is to acknowledge that there are times, for medicinal purposes, that persons may be prescribed drugs that are illegal for their condition. Section 13-17, c-4: The Commission felt that the criteria given were too vague. Needed to be made explicit and clear. Wanted a fuller definition for "reasonable accommodations" (perhaps as described by the ADA). Statements tend to make assumptions. To avoid this, need to define: "reasonable accommodations", "significant impact", "disqualify". The Chairperson suggested that the Commission do a blind vote — a sheet of paper was passed to around to each COD member to mark their vote on the following: Yes or No to the rewording of the HRO to add "sexual orientation" to the ordinance. Yes or No to approve HR's changes in regard to disability. Kathy and Nancy will review the results of this blind vote and thereupon send a response to the City Manager on behalf of the Commission [based on the outcome of the vote]. Presentation by Felix Lee: Comparison of 1991 and 1997 Uniformed Building Codes Felix was asked by the Commission to attend this meeting and give the members an overview of the building codes. It was hoped that the information he provided would help educate the members on building codes and areas relating to accessibility specifically in order that they may understand the request of Mr. Bob Campbell who was presenting after Felix. Felix provided several handouts describing the standards of the 1991 and 1997 codes. The handout, "Basic Accessibility Comparison Table", as an overview, offered some helpful information in understanding differences. Some main points: The 1991 UBC is based on the 1992 ANSI Standards and applies to all ground floor units, when there are four or more units. The 1997 UBC closely follows the Fair Housing Act (FHA). There are two types of standards included in this: Type A which applies to a minimum of 2% of the total number of units on a site; Type B which applies to the remaining 98% of the project. Type A units follow the ANSI standards. This is sometimes referred to as the "fully accessible" units and have stricter guidelines. Type B units tend to follow the Fair Housing Act guidelines. Areas where there may be differences between the two unit types relate to: interior door hardware; kitchen work surfaces; kitchen sink; kitchen appliances; kitchen storage; non -common laundry area; water closet location; bathroom mirror, medicine cabinet, dispenser; lavatory clearance, height, controls, pipes; bathtub/shower bars, controls, seat. The 1997 UBC code is currently being reviewed by the Building Code Review group. It is expected that the code will be accepted and become the new building standard for the City of Fort Collins. Presentation by Bob Campbell, Developer with CECO Bob appears at this meeting at the request of the Commission on Disability due to a remand by the City Council to the Building Review Board. At a special meeting of the Building Review Board on November 25, 1997, members of the Commission present expressed their desire to hear Mr. Campbell's proposal at a formal meeting of the Commission on Disability so that they could have the opportunity to hear together the proposal and offer their recommendation as a group. The Building Review Board granted this request and agreed to hold off making their decision on whether to grant Mr. Campbell's project a variance or not after hearing a recommendation from the Commission on Disability. Mr. Campbell, in his presentation, offered the following information: The 1991 UBC was the first year that accessibility criteria entered into the UBC. There was the ADA but that was geared towards commercial buildings, not multi -family. The Fair Housing Act is a Federal law. It is directed towards multi -family units and buildings. It was not part of the UBC requirements and was difficult (if it was ever) to enforce. The 1994 and the 1997 UBC's combined both elements of the 1991 UBC and the FHA. These codes brought down the 100% of first floor unit requirement to the minimum 2% of total number of project units. Mr. Campbell's proposal is to build 5% (or 15 first floor units) the Type A requirements (ANSI standards), as outlined in the 1994 and 1997 building codes, versus the 100% requirement (which in Mr. Campbell's project would be 120 units) of the 1991 code which the City currently follows. • After hearing Mr. Campbell's comments, the Commission members discussed this. Alan Apt asked Felix what other requests for variances have been made to the Building Review Board in the last several years. Felix gave the following: In 1990, the developer of what is currently Ram's Village on West Elizabeth, sought a variance. There was a total of 138 units and they were requesting a variance to be allowed to build only 9 accessible units versus the State required 14% or 19 units. The BRB granted the variance which was then appealed. The Council returned it. (NOTE: this was prior to the adoption of even the 1991 code. The only requirements were the State law.) In October 1994, after the City's adoption of the 1991 UBC, a project of 28 units requested a variance. The Building Review Board denied the request. (NOTE: after all this, the builder changed the configurations of their plans to tri-plexes, which are exempt from the building code.) Kathy Lassen spoke to Felix that she saw two different issues here: one of the Commission not being included in the first place, and two, this variance request. She stated that the Commission does want to be included in any future discussions of the Building Review Board concerning issues relating to accessibility and that it was unfair for the BRB members to exclude the Commission because, as they (BRB) stated at the November 25th meeting, in the past the Commission would not compromise. Kathy stated that her personal opinion was to say "yes" to Mr. Campbell's plans. She does, however, have some reservations towards the variance. The City's Code states specifically that variances can only be granted if there is a "hardship" identified by the developer/builder. Throughout all the discussions with the BRB, the Commission, and with the Building & Zoning department, there has never been any hardship defined. Some members of the Commission feel this is an important point to be considered in making this decision. Even if the COD gives a positive recommendation and the BRB again grants the variance, there is the possibility that a citizen or someone could appeal the variance and it would again go before the Council. There is some concern by some members that they would be, in essence, breaking their own law..... The Commission members agreed to go ahead and vote on the proposal. The following are the votes per member and their comments: Kathy Lassen: Yes. Although has reservations in regard to the "hardship" issue. Mark Kramer: No. Would be in favor of the proposal but feels the BRB has no legal basis to grant the variance. Alan Apt: No. Sees a procedural problem (by the BRB not including the COD) and feels that it is not the right time to be granting this variance. Initha Stuckey: No. Says it's difficult to predict the disabled population (in response to concerns of people making decisions based on assumptions); feels that if law says [100%], then it should stand. Does not support the proposal. Ray Sanderson: Yes. Although he has reservations, as well, concerning the issue of defining a "hardship" Amy Rosenberg: No. Mark Cummings: Yes. Stacey Abate: Yes. Laura Burnett: Yes. Also has reservations. Nancy Baker: Yes. She could see that although there is no current "hardship", there could be a financial hardship down the road if Mr. Campbell is unable to sell units due to desirability. She also feels that the "process" needs to be reviewed and revised. VOTE RESULTS: YES: 6 NO: 4 Kathy will meet with Nancy this week before the BRB's Thursday meeting to put in writing the recommendation of the Commission and get it to Felix by Wednesday afternoon. Kathy informed Felix that the Commission would like him to return (at the January COD meeting) and present on the City's Building Code Review. The Commission would like the opportunity to hear what the review committee is deciding and what the requirements are concerning accessibility. Kathy also reiterated that the Commission wants to be involved with the BRB on issues relating to accessibility. Mr. Campbell was informed of the Commission's recommendation. He was also informed of some of the member's concern in granting the variance and the possibility of it being appealed by another party of interest. The meeting concluded at 4:35 pm. Z. No Text No Text 1992 ANSI 0 11 (a) Forward or Rear Access (b) Side Access Fig. B4.32.2 Space Requirements for Wheelchair Seating Spaces in a Series 36 min 18 915 i 18 min LAV C E- LEAR FLOOR co SPACE v 48 min 1220 Fig.*B4.33.3.2 Clear Floor Space for Water Closet in a Residence ZI M 10M 1992 ANSI f- JCF11 WALL n U BACK CONTROL WALL (a) 36-in by 36-in (915-mm by 915-mm) Stall OlUt BACK VOTE: Shouer head and comml area may be on luck wall (as .hown) or on either side wall (b) 30-in by 60-in (760-mm by 1525-mm) Stall Fig. B4.22.4 Grab Bars at Shower Stalls Cl A 380 CONTROL AREA x x m tj v 00 v ri m t7 m JIUC 65 P L� 1992 ANSI 4s 1220 Fig. B4.22.2.1 Transfer Type Shower Stall 22-23 max 560-585 1......1 I iLAVI j I I sO 1525 Fig. B4.22.2.2 Roll -in Type Shower Stall X W r J E O ..1 m E LL Q LL - 21/2 max 64 15 min-16 max 380.405 Fig. B4.22.3 Shower Seat Design 64 E 0 M co Cl) 1992 ANSI t CONTROL AR CONTROL AR \1 Mfflslfl� FOOT CD M M M BACK (a) Without Permanent Seat in Tub 12 max 15 max 3055 380 48 min 1220 SEAT BACK (b) With Permanent Seat at Head of Tub Fig.B4.21.4 Bathtub Accessories HEAD nt_AO 12 min SEAT 17_19 430-485 a 63 t i 1992 ANSI I 17 mi 430 CLEAR c I FLOOR 0 E o � I SPACE O � I I I 19 Max 485 48 min 1220 Fig. B4.20.3.2 Clear Floor Space at Lavatories and Sinks BACK a ICI ~ F• O �wl w O ICI :;a l•:y./.. ----7 C t LAVA of O 1 --- M n --- `CLEAR FLOOR 60 min SPACE 7525 SYMBOL KEY: 0 = Shower controls C = Shower head O = Drain (a) With Seat In Tub �E AV i O o 93 min 15 min 380 CLEAR FLOOR SPACE (b) With Seat at Head of Tub Fig.134.21.2 Clear Floor Space at Bathtubs CLEAR FLOOR SPACE 62 1992 ANSI f C l� C ,CY)E N n CO N LEG CLEARANCE min TOE CLEARANCE pj n min FIXTURE DEPTH a� NOTE: Dashed line indicates dimensional clearance of optional under fixture enclosure. Fig.B4.20.3.1 Leg Clearances U 61 (a) Before Removeral of Cabinets and Base ADJUSTABLE COUNTER SEGMENT 30 min c N r` SUGGESTED FLEXIBLE SUPPLY LINES SUGGESTED SLIP JOINT IN TAIL PIECE (b) Cabinets and Base Removed and Height Alternatives Fig. B4.33.4.5 Kitchen Sink �%/ G(8C ,n � G!lCSS♦EEC anf 9 r a 3c z� (a) Before Removal of Cabinets and Base (b) Cabinets and Base Removed and Height Alternatives x (c) Clear floor Space under Work Surface Fig. E4.33.4.4 Counter Work Surface 444. ' - /992 ) /9GG. �9/ �l23G ;h .¢-!/ ticcx5si�/c csr,.ils 70 c f1•S. /..� .. City of Fort Collins !mmunity Planning and Enviro • ntal Services Building Permits and Inspection Division POLICY ON ACCESSIBILITY STANDARDS March 11, 1994 PPM No. 50 Effective immediately, the accessible design and construction standards referenced in Section 3101(b) and APPENDIX Section 3106(b) of the UNIFORM BUILDING CODS, 1991 EDITION as adopted by the City of Fort Collins, shall be the ACCESSIBLE AND USABLE BUILDINGS AND FACILITIES, CABO/ANSI A117.1-1992, published by the American National Standards Institute and the Council of American Building Officials. Fel Lee Director (Building.Official) 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 50522-0580 • (303) 221-6760 7 KLv1Jbu 11/11/94 CITY OF FORT COLLINS BASIC BUILDING ACCESSIBILITY REQUIR810Ia" R-1 xniti-Paaily . '91 aac9 *1j.51 //7•/ —lggz Sec.1204 - Access Required as specified in Chapter 31. Sec.3103(a)8 - Group R. Occupancies Exception 1. Building with (3) or less Dwelllag.Units. Exception 3. Dwelling Units on second floor where no SECTION 3101(b) elevator is provided. Sec.3103(b) When accessibility is required by Chapter 31, it shall be designed by standard ANSI A117.1-'92 Sec.3103(b)2 When any building or portion of building is required to be accessible, (per. Sec.3103(a)8), then accessible route of travel is required (site work accessibility)(Ref. Chapter 31 Appendix.) Sec.3103(b)5 Adaptable Dwelling Units, items specified is ANSI A117.1-1992 only as adaptable. (Reference Adaptable Features, this handout) Sec.3103(a)8 All Public Use and Cosmos Use Areas - Serving Accessible Dwelling Units, shall be accessible (example: Laundry rooms, mail rooms, club house, swimming pools) Sec.3105(a) Facility Accessibility (Specific Elements within Accessible Dwelling Unit that are required to be accessible and designedperANSI A117.1-1992) Sec.3103(b)2 Accessible Route of Travel. Continuous unobstructed path connect all elements within Accessible Dwelling Unit. ellin UnitAccessible: have cleardoorway ofinto 32 inches. 4.13.5 (Including patio sliding doors) A2) Accessible: Door thresholds shall be 1/2 inch high maximum. 4.13.8 A3) Accessible: Door hardware shall be lever type. 4.23.9 showerOshall.b Baccassibleiiateach Dwelling Uaitl)(Planos will show which is the Accessible Unit, the owner's choice.) Al) If tub is accessible: Ref. ANSI 4.33.3.4 Accessible Required Eleaaats = Clear floor space; 30" x 60" for parallel approach or 48" x 60" for forward approach. (Using removable seat.) If seat is built is clear floor space is 30" x 93". 4.21.2 (Note: Sink can encroach is clear floor space, see example diagram B4.21.2) , A2) Accessible: Sink rim shall be mounted 34 inches maximum above floor. 4.20.2.2 A3) Adaptable: Sink Base Cabinets shall be removable. 4.33.3.3.2 A4) Accessible: Mirrors above sink shall be mounted with bottom edge maximum 38 inches off of floor. 4.16.6, 4.33.3.3.4 MEDICINE CABINET SHELF MAX. 44" 4.33.3.3.3, 4.16.5 AS) Accessible: Faucet controls shall SHALL COMPLY WITH 4.20.5, 4.25.4 Sec. 3105(d)3. Accessible: Kitchens in dwelling units shall be accessible. 4.33.4 Al) Accessible: Clear floor space of 30" x 48" for forward or parallel approach at all appliances. 4.33.4.2 (see plans for approach used.) A2) Adaptable:Sink and 30 inch wide work surface,.where under sink cabinets are installed, floor finish shall extend under cabinets to the wall. Where under work surface cabinet is installed, floor finish shall extend under cabinet to wall. 4.33.4.4, 4.33.4.5 A3) Accessible: Sink faucet controls shall COMPLY WITH 4.33.4.5.4, 4.25.4 . A4) Accessible: Ranges and cook tops shall have up front controls. 4.33.4.6 A5) Accessible: Ovens shall be self cleaning or located next to the adaptable work surface. 4.33.4.7 (See plans for kitchen layout) A6) Adaptable: shall be mounted 4.33.4.10.2 Kitchen storage; upper cabinets lower shelf 48 inches maximum off of floor. A2) Accessible: Structural support for grab bars 4.33.3.4.3 required within ranges. Ref. ANSI 4.21.4. Adaptable: Installation of Grab Bars. 4.21.4 A3) Accessible: Faucet•controls, ANSI 4.21.5. A4) Accessible: 60 inch Shower Unit provided. ANSI 4.33.3.4.5, 4.21.6 Bl) If shower is accessible, ANSI 4.33.3.5 Accessible: Shower base required ANSI 4.22 B2) Accessible: 1/2 inch high maximum threshold ANSI 4.22.7 B3) Accessible: Minimum 36" x 36" for transfer style 4.22.2.1 (owner's choice) or Accessible: Minimum 30" x 60" for roll in style 4.22.2. (owner's choice) B4) Accessible: Structural support for seat and Grab Bars 4.33.3.5 BS) Adaptable: Installation of Transfer Seat and Grab Bars 4.22.3, 4.22.4 B6) Accessible: Faucet Controls 4.22.5, 4.25.4 B7) Accessible: 60" Shower Spray Unit 4.22.6 Sec. 3105(b)2. Toilet Facilities: All Toilet facilities (water Accessibleclosetshall accessible. DwellingUnit; Both Water e rClosets aare oaccessible) Al) Accessible: Water closet shall be located in corner of bathroom; centerline from wall minimum 18 inches, centerline from sink minimum 18 inches;•clear floor space: 48 inches.in front of stool x 48 inches from wall. 4.33.3.2 See fig. B4.33.3.2. , 4.33.3.2.1 A2) Accessible: Water Closet Seat. Height off of finish floor 15 inches to 19 inches, 4.33.3.2.2 A3) Accessible: Structural Backing for adaptable Grab Bars, 4.33.3.2.3, 4.24 Section 3105(b)3 Accessible Lavatory: (1) Sink shall be accessible in every bathroom containing accessible stool. 4.33.3.3 , 4.20 Al) Accessible: Clear floor space for forward approach. Minimum 30" x 48" (48" Dimension shall extend 19" under sink) 4.20.3.2 See fig. B4.20.3.2 Lill ,/wo1,"7 /rG�--...BRS/C �v,fl�H]S _ .Accespi-ble"building ent on flan accessible route - co ed multifamily -dwellings shall be design and constructed to have at t one building entrance on an accessible route, unless it is impractical to do so because of terrain or unusual characteristics of the site. [Section 100.205(c)(1)] Accessible and usable public and common use areas - covered multifamily dwellings with a building entrance on an accessible route shall be designed in such a manner that the public and common use areas are readily accessible to and usable by handicapped persons. `[Section 100.205(c)(1)] Usable doors - covered multifamily dwellings with a building entrance on an accessible route shall be designed in such a manner that all the doors designed to allow passage into and within all premises are sufficiently wide to allow passage by handicapped persons in wheelchairs. [Section 100.205(c)(2)] Accessible route into and through the covered dwelling unit - all covered multifamily dwellings with a building entrance on an accessible route shall be designed and constructed in such a manner that all premises within covered multifamily dwelling units contain an accessible route into and through the covered dwelling units. [Section 100.205(c)(3)(i)] Fight switches, electrical outlets, thermostats and other environmental controls in accessible locations - covered multifamily dwellings with a building entrance on an accessible route shall be designed and constructed in such a manner that all premises within covered multifamily dwelling units contain light switches, electrical outlets, thermostats, and other environmental controls in accessible locations. [Section 100.205(c)(3)(ii)] Reinforced walls for grab bars - covered multifamily dwellings with a building entrance on an accessible route shall be designed and constructed in such a manner that all premises within covered multifamily dwelling units contain reinforcements in bathroom walls to allow later installation of grab bars around toilet, tub, shower stall and shower seat, where such facilities are provided. [Section 100.205(c)(3)(iii)] Usable kitchens and bathrooms - covered multifamily dwellings with a building entrance on an accessible route shall be designed and constructed in such a manner that all premises within covered multifamily dwelling units contain usable kitchens and bathrooms such that an individual in a wheelchair can maneuver about the space. [Section 100.205(c)(3)(iv)] .. • 0 Type B c E W u� Type B/Option A or B Water closet Parallel approach �min Type B/Option A Parallel approach bathtubs O c � E 60 min I Type B/Option A or B Water closet Forward approach 33 min I E Clear Floor Space at Water Closets Type B/Option A Forward approach bathtubs Lr, M- - - - - M =--m Clear Floor Space at Bathtubs Type B/Option A or B Water closet Parallel or forward approach Type B/Option B Parallel approach bathtubs a• • 0" I I I I I I L--------J Type B 7 e { E � O O ( 119 max 48 min Lavatory With Knee Space 30 min Le Lavatory Without Knee Space Clear Floor Space at Lavatories 34— 0 min Clear Floor Space at Shower r Comi&sion on Disability ` City of Fort Collins December 17, 1997 TO: The Building Review Board FROM: The Commission on Disability RE: RECOMMENDATION FOR CECO REQUEST FOR VARIANCE The regular monthly meeting of the Commission on Disability was held December 15, 1997. The main item of discussion was a presentation by Felix Lee, City Liaison to the Building Review Board, and Mr. Bob Campbell of CECO. The purpose of Mr. Lee's presentation was to compare the 1991 Uniformed Building Code (UBC) to the 1997 UBC and the federal Fair Housing Act. Mr. Campbell presented his building plans and his rationale for seeking a variance. The Commission on Disability, after hearing the information given, and much discussion, voted 6:4 (6 to 4) in favor of granting Mr. Campbell the variance. However, every Commission member expressed similar misgivings. The question posed by several members was, "Why was the variance request granted in the first place when it specifically states in the City Code that a hardship must be present?" Commission members agree that hardships, as defined by the Code, do not exist in this case. If the code does seem to be unfair or unjust then related boards and commissions should meet to discuss and rewrite the Code to what is fair and reasonable. This process will create specific guidelines for reviewing future variance requests. The Commission on Disability would like to work with the members of the Building Review Board to develop communication between both parties so to provide information and support to each other. 300 LaPorte Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6790 • FAX (970) 221-6329