This Manual
contains the following:
·
Accessibility Design and
Construction Standards
·
Summary of 2006 QAP Accessibility
Scoring Criteria
·
Appendix I: DCA Accessibility
Review Report Guidelines
·
Summary of Accessibility Laws and
Standards
Accessibility
Design and Construction Standards
The 2006 Qualified Allocation Plan requires that all
projects funded under the Plan meet all Federal and State accessibility
standards as well as all DCA accessibility requirements. Because accessibility
requirements may differ depending on the funding sources of a particular
project as well as the type of construction contemplated for a project,
identifying the correct standards can be difficult. In addition, DCA encourages the incorporation
of additional accessibility components into projects through the scoring
process. The following contains an overview of the primary accessibility laws
and requirements that are applicable to projects funded under the Plan, a
summary of the 2006 DCA scoring criteria for accessibility, the guidelines for
the DCA Accessibility Review Report and a chart that summarizes the
accessibility laws and standards.
Failure to comply with applicable accessibility,
adaptive design and construction requirements of these laws may result in loss
of tax credits and/or the loss of HOME funds. Therefore, you should consult an
attorney and/or design professional to ensure that the rehabilitation and/or
construction of the multi-family development complies with the accessible and
adaptive design and construction requirements of each applicable law. Failure to comply with accessibility
modifications which have received scoring points may result in the non-issuance
of 8609’s or other sanctions by DCA.
These additional accessibility modifications will be incorporated in the
Land Use Restriction Agreement for the project.
The attached chart, Summary of Accessibility Laws and
Standards, can be used to initially determine the appropriate design standards
that should be incorporated into a project.
Project Architects, Engineers and Contractors should be familiar with
the requirements of each standard to ensure that the appropriate requirements
are met.
I. Federal Fair Housing Act
(A) Applicability. The Fair
Housing Act (FHA) requires that covered public and private multifamily dwelling
units designed and constructed for first occupancy after March 13, 1991, be
designed and constructed in a manner that the public and common use portions of
such dwellings are readily accessible to and usable by disabled persons. First
occupancy is defined as a building that has never before been used for any
purpose. The Act’s construction and design requirements apply on a building by
building basis. Under the 2006 Qualified
Allocation Plan, all new construction projects applying for 9% or 4% tax
credits and/or HOME funds must be build in accordance with the accessibility
requirements of the FHA. In addition, rehabilitation projects applying for
credits and/or HOME funds must also meet the design and construction standards
of the FHA if the first use of the building was after
In determining which units of a
proposed project must meet the FHA accessibility standards the following
guidelines can be utilized:
·
Development
has buildings containing 4 or more units and was designed and constructed for
first occupancy on or after
·
Building
contains elevator so all units in building are "covered units"
·
All
units in buildings with elevators are designed and constructed with features
required by the Act
·
Building
does not contain elevator so only ground-floor units in building are
"covered units"
·
All
ground-floor units in buildings without elevators are designed and constructed
with features required by the Act
·
Development
contains "covered units," so the public and common use facilities
must be designed and constructed with features required by the Act.
NOTE: Fair Housing Act Accessibility
Guidelines contain a narrow "Site Impracticality Exception" which
provides that first floor units do not have to meet all of the Act's
requirements if it is impractical to have an accessible entrance to the
building because of the natural hilly terrain or other unusual characteristics
of the site. Any project that claims such an exception must submit
documentation from the project architect outlining the basis for the site
exception. Supporting documentation of the “site impracticality” must also be
submitted. DCA may also request the Owner to provide a legal opinion that the
project falls with the requirements of the Site Impracticality Exception. DCA’s
acceptance of such documentation should not be construed as conclusive that the
project meets the legal requirements of the exception. Each Project Owner should consult their own
attorney to make that determination.
Accessibility Checklist. The
following checklist represents some, but not all of the accessible and adaptive
design and construction requirements of the Fair Housing Act. The IRS,
Department of Justice and HUD have jointly prepared it. Adoption of these items
into the design and construction of a project will not guarantee that the
project complies with all applicable FHA accessibility requirements. The project architect must utilize all
requirements set forth in the Fair Housing Act, regulations and FHAG to ensure
that the project is accessible in accordance with The FHA law. However, it does
represent many of the requirements of the Fair Housing Act.
1.
ACCESSIBLE BUILDING ENTRANCE ON AN ACCESSIBLE ROUTE
·
The
accessible route is a continuous, unobstructed path (no stairs) through the
development that connects all buildings containing covered units and all public
and common use facilities.
·
The
accessible route also connects to parking lots and to at least one public
street, public sidewalk, and to a public transportation stop, when provided.
·
All
slopes on the accessible route are no steeper than 8.33%.
·
All
slopes on the accessible route between 5% and 8.33% have handrails.
·
Covered
units have at least one entrance on an accessible route.
·
There
are sufficient numbers of curb rampscuts for a person using a wheelchair to
reach every building in the development.
·
Curb
rampscuts slope and cross slope specifications.
2.
ACCESSIBLE COMMON AND PUBLIC USE AREA
·
At
least 2 percent of all parking spaces serving covered units are designated as
accessible handicapped parking spaces.
·
At
least one parking space at each common and public use amenity is designated as
handicapped accessible parking.
·
All
handicapped accessible parking spaces have adequate signage.
·
All
handicapped accessible parking spaces are at least 96" wide with a
60" wide access aisle that can be shared between two spaces.
·
The
accessible aisle is part of connects to a curb ramp and the accessible route.
·
The
rental or sales office is readily accessible and usable by persons with
disabilities as required by both the Fair Housing Act and the Americans with
Disabilities Act.
·
A
sufficient number of mailboxes, swimming pools, tennis courts, clubhouses, rest
rooms, showers, laundry facilities, trash facilities, drinking fountains,
public telephones, and other common and public use amenities offered by the
development are readily accessible and usable by persons with disabilities.
3.
USABLE DOORS
·
All
doors into and through covered units and common use facilities provide a clear
opening of at least 32" nominal width.
·
All
doors leading into common use facilities have lever door handles operating
hardware that does not require grasping and twisting.
·
Thresholds
at doors to common use facilities are no greater than ½”.
·
All
primary entrance doors to covered units have lever door handle operating
hardware that does not require grasping and twisting.
·
Thresholds
at exterior primary entrance doors to covered units are no greater than ¾” and
beveled.
4.
ACCESSIBLE ROUTE INTO AND THROUGH THE COVERED UNIT
·
All
routes through all rooms in the covered units are no less than 36” wide.
5.
ACCESSIBLE ENVIRONMENTAL CONTROLS
·
All
light switches, electrical outlets, thermostats, and other environmental
controls are no less than 15" and no greater than 48” from the floor.
6.
REINFORCED BATHROOM WALLS FOR GRAB BARS
·
Reinforcements
are built into the bathroom walls surrounding toilets, showers, and bathtubs
for the later installation of grab bars.
7.
USABLE KITCHEN AND BATHROOMS
USABLE KITCHENS
·
30
x 48" clear floor space centered at each fixture and appliance
·
40
of clear floor space between opposing elements (i.e. cabinets, appliances,
etc.)
·
U-shaped
kitchens with sink or cooktop at end have 60" diameter turning space or
have sink or cooktop base with removable cabinets
·
Appliances
and controls shall conform to the required accessibility design standards.
USABLE BATHROOMS
Type A Bathroom
·
30
x 48" clear floor space outside the swing of the door
·
30
x 48" clear floor space at lavatory (if centered for parallel approach
cabinet may be fixed)
·
Toilet
next to the tub allowing a perpendicular approach
·
Centerline
of toilet is 18" from bathtub and 15" from lavatory
·
Toilets
shall comply with the required design standards for height and location.
Type B Bathroom
·
30
x 48" of clear floor space outside swing of door
·
30
x 48" of clear floor space centered in front of sink
·
30
x 48" of clear floor space adjacent to the bathtub
·
If
at least one Type B bathroom is included the other bathroom(s) is exempt from
only the maneuvering space requirements
·
Toilets
shall comply with the required design standards for height and location.
Applicability.
Section 504 of the Rehabilitation
Act of 1973 prohibits discrimination against persons with disabilities in the
operation of programs receiving federal financial assistance. These programs
include, but are not limited to HOME, CDBG, and other programs under the
jurisdiction of the HUD Office of Multifamily Housing Program. HUD regulations
implementing Section 504 contain accessibility requirements for new
construction and rehabilitation of housing as well as requirements for ensuring
that the programs themselves are operated in a manner that is accessible to and
usable by persons with disabilities. Both individual units and the common areas
of buildings must be accessible under Section 504. All projects funded under the 2006 QAP which provide for the new
construction or rehabilitation of multifamily housing projects must be designed
and built in accordance with the appropriate accessibility requirements of
Section 504 if the projects will receive HOME or other federal funding. These specific design and construction
standards can be found in the Uniform Federal Accessibility Standards
(UFAS).
Specific
504 Requirements.
New Construction – A minimum of 5% or at least
one unit (whichever is greater) of the total units in the project must be
accessible to individuals with mobility impairments. A minimum of 2% or at least one unit
(whichever is greater) of the total units in the project must be accessible to
individuals with sensory impairments (hearing or vision).
Substantial
Rehabilitation –
If alterations are undertaken to a project that has 15 or more units and the
cost of the alteration is 75% or more of the replacement cost of the completed
facility, then the accessibility requirements for the projects are the same as
for newly constructed projects.
Other Alterations- When other alterations are
undertaken, including, but not limited to modernization and rehabilitation
which does not meet the Threshold of “substantial” rehab under the act, such
alterations are required to be accessible to the maximum extent feasible, up to
the point where at least 5% or the units in a project are accessible. If
alterations of single elements or spaces of a dwelling unit, when considered
together, amount to an alteration of a dwelling unit, then the entire dwelling
unit shall be made accessible.
Section
504 requirements may be stricter than requirements under the Fair Housing
Act. For instance, in regards to
townhome development, Section 504 would be applicable to a new construction
project composed of all two story townhomes. HUD Notices CPD 00-09 and PIH
99-52 (HA) states that, "a development consisting entirely of multistory
townhouses constructed with Federal financial assistance is not a covered
multifamily dwelling for purposes of the design and construction requirements
at 24 CFR 100.205 (FHAG), but would still have to meet the Section 504 5% + 2%
accessibility requirements at 24 CFR 8.22 (Section 504). A townhouse
development of 5 or more single story units would still have to comply with the
Fair Housing Act design and construction requirements. Whether or not the rehab of a development of
two story townhouses would need to meet the 504 requirements would depend on
the extent of the rehabilitation and whether the applicant could present
documentation that the modifications would not be feasible.
NOTE: Section 504 contains a narrow
exception when alterations that do not meet the standard of “substantial
rehabilitation” are undertaken. This
exception provides that a recipient is not required to make a dwelling unit,
common area, facility or element accessible if doing so would impose undue
financial and administrative burden on the operation of the project. Therefore
recipients are required to provide access for covered alterations up to the
point of being infeasible or an undue financial and administration burden. Any
project that claims such an exception must submit documentation from the
project architect outlining the basis for the site exception. Supporting
documentation regarding the feasibility of the modification must also be
submitted. DCA may also request the Owner to provide a legal opinion that the
project falls with the requirements of the Exception. DCA’s acceptance of such documentation
should not be construed as conclusive that the project meets the legal
requirements of the exception. Each
Project Owner should consult their attorney to make that determination.
Section 504
regulations also require that a recipient of Federal Funds ensure that its
project, when viewed in its entirety, is accessible to persons with
disabilities. In order to meet this
obligation, Section 504 requires that the Project Owner must:
·
To
the maximum extent feasible, distribute accessible units through the projects
and sites, and make them available in a sufficient range of sizes and amenities
so as to not to limit choice.
·
Adopt
suitable means to assure that information regarding the availability of
accessible units reaches eligible individuals with disabilities. Reasonable nondiscriminatory steps to
maximize use of such units by eligible individuals must also be taken.
·
When
an accessible unit becomes vacant, before offering the unit to an individual
without a disability, offer the unit: first, to a current occupant of the
project requiring the accessibility feature; and second, to an eligible
qualified applicant on the waiting list requiring the accessibility features.
·
When
an applicant or tenant requires an accessible feature or policy modification to
accommodate a disability, a federally assisted project must provide such
feature or policy modification unless doing so would result in a fundamental
alteration in the nature of its program or an undue financial and administrative
burden.
·
Project
Owners are required to ensure that information about their project is
disseminated in a manner that is accessible to persons with disabilities.
·
Include
a lease provision that requires a non disabled family occupying an accessible
unit to move if a family with a disability needing that size unit applies and
there is an appropriately sized nonaccessible unit available for the relocating
family.
HUD
recommends that all design, construction and
alterations for multifamily units, incorporate, whenever practical, the concept
of visitability in addition to the requirements under Section 504 and the Fair
Housing Act. DCA has also adopted the concept of visitability as a recommended
practice for all projects that receive funding under the 2006 Qualified
Allocation Plan. The concept of visitability
is to design units so that persons with disabilities can visit relatives,
friends and neighbors. The following are
the basic visitability design requirements:
·
Provide
32 inch clear openings in all bathrooms and interior doorways
·
Provide
at least one accessible means of egress/egress for each unit.
III. The American with Disabilities Act
Applicability.
The American with Disabilities Act guarantees equal opportunity for individuals
with disabilities in employment, public accommodations, transportation, state
and local government services and telecommunication. It is divided into five titles. Two of which are primarily applicable to
multifamily housing agencies.
Title
II. Public services, which include state and
local government instrumentality’s, cannot deny people with disabilities from
participating in programs or activities which are available to people without
disabilities.
Title
III. Prohibits disability based discrimination and
requires privately owned places of “public accommodation to be designed,
constructed and altered in compliance with certain accessibility
standards.
Under
the 2006 Qualified Allocation Plan, the
For all DCA new construction
projects the following requirements are applicable:
·
Public
accommodations does not include portions of privately owned rental housing used
exclusively as residences, but does include areas within such facilities that
are available to the general public such as rental offices, parking areas and
community rooms for rental by non residents.
·
Social
service programs operated by a housing provider that are available to
non-residents would be considered public accommodations and must be accessible
under Title III.
Design, Construction or
alteration of facilities in conformance with the ADA Accessibility Guidelines
(ADAAG) shall be deemed to comply with requirements of the Act.
For rehabilitation projects, the
following requirements are applicable to those areas covered by the
·
All
architectural barriers in existing facilities must be removed where such
removal is readily achievable that is easily accomplished and able to be
carried out. This would include adding
grab bars, ramping a few steps and lowering telephones. If barrier removal is not readily achievable
then services must be made available through alternative methods.
Note: Any project that claims a
required modification is not readily achievable must submit documentation from
the project architect outlining the basis for the exception. Supporting
documentation regarding the achievability of the modification must also be
submitted. DCA may also request the Owner to provide a legal opinion that the
project falls with the requirements of the Exception. DCA’s acceptance of such
documentation should not be construed as conclusive that the project meets the
legal requirements of the exception.
Each Project Owner should consult their own attorney to make that
determination.
IV.
DCA
Accessibility Requirements
DCA requires that all projects which receive funding under
the 2006 Qualified Allocation Plan be designed and constructed in a manner so
that the units, common areas, facilities and services are readily accessible to
and usable by disabled persons. All projects that receive allocations or
funding under the Plan must comply with all applicable Federal and State
accessibility laws. When two or more accessibility standards apply, the
provider is required to follow and apply both standards so that a maximum
accessibility is obtained. In addition, DCA requires that the accessibility requirements
of Section 504 be incorporated into the design and construction of all new
construction and/or rehabilitation projects funded under the 2006 Allocation
Plan regardless of whether or not the project will receive federal financing
assistance. This constitutes a higher standard of accessibility than what
may be required under federal laws. This means that all projects including those financed with
tax exempt bonds which receive an allocation of 4% tax credits and 9% tax
credit only projects, must incorporate at a minimum, the requirements of the
UFAS into the design and construction of the project.
DCA will not waive these requirements for any new
construction project. Waivers for rehabilitation projects will be considered in
accordance with the requirements set forth in Section 504. Section 504 provides that a recipient is not
required to make a dwelling unit, common area, facility or element accessible
if doing so would impose undue financial and administrative burden on the
operation of the project and if the rehabilitation is not substantial.
Therefore recipients are required to provide access for covered alterations up
to the point of being infeasible or an undue financial and administration
burden. Any project that claims such an exception must submit documentation
from the project architect outlining the basis for the waiver request.
Supporting documentation regarding the feasibility of the modification must
also be submitted.
DCA requires that the accessibility modifications be “in
place” upon completion of new construction and/or completion of substantial
rehabilitation. The ability of the
applicant to “adapt” a unit to the required standard upon request, is not
sufficient to meet this requirement.
However, in the rehab of an occupied unit, the applicant can submit a
plan for incorporating the required accessibility modifications into the
project based on projected end dates or move out of tenants provided all of the
modifications are complete within 24 months.
(O.C.G.A. §8-3-200 to §8-3-223)
The Georgia Fair Law contains
substantially the same requirements as the Federal Fair Housing Law. It covers all of the following in connection
with the design and construction of covered multifamily dwellings for first
occupancy after March 13, 1991shall be designed and constructed to have at
least one building entrance on an accessible route unless it is impractical to
do so because of the terrain or unusual characteristics of the site.
(O.C.G.A. §30-3 et. seq.)
The Georgia Access Law contains
substantially the same requirements as the Federal American with Disabilities
Act: It was enacted to further the policy of the State of
(O.C.G.A. §8-3-172)
Georgia Law requires
single-family affordable housing projects awarded state or federal funds and
constructed for individuals and families of low and very low incomes be
constructed to be accessible.
Specifically, at least one entrance door, whether located at the front,
side, or back of the building, has to be on an accessible route served by a
ramp or no-step entrance; and has to have at least a standard 36-inch door. In
addition, on the first floor of the building, each interior door must be at
least a standard 32 inch door, unless the door provides access only to a closet
of less than 15 square feet in area; each hallway has a width of at least 36
inches and is level, with ramped or beveled changes at each door threshold;
each bathroom wall is reinforced for potential installation of grab bars; each
electrical panel or breaker box, light switch, or thermostat is not higher than
48 inches above the floor; each electrical plug or other receptacle is at least
15 inches above the floor; and the main breaker box is located inside the
building on the first floor. A person who builds single-family affordable
housing to which this Code section applies may obtain a waiver from the
requirement that one entrance door be on an accessible route served by a ramp
or no-step entrance if the cost of grading and other improvements to the
terrain which are required in order to meet the requirement of such
subparagraph is unreasonably expensive.
DCA considers all single family
detached units which are part of a multifamily project funded with HOME to be
covered under this statute. In addition, DCA requires that a single family
detached project also meet the requirements of Section 504.
VI.
Layered Properties
In many projects, multiple
sources of funding may mean the projects must meet both the Fair Housing and
Section 504 new construction requirements.
Where two or more accessibility standards apply, the Project Owner is
required to follow and apply both standards so that maximum accessibility is
obtained. The US Department of Housing
and Urban Development has provided the following examples illustrating how these
requirements would apply:
·
A
project building with an elevator constructed with HOME funding would be
required to have 5% of its dwelling units meet the Section 504 accessibility
requirements. The remaining 95% of its
units would be required to comply with the Fair Housing design and construction
requirements.
·
A
newly constructed 100 unit two story garden apartment development with no
elevator construction with HOME assistance with half (50) of its dwelling units
on the ground floor and half (50) on the second floor would be required to have
5 of its ground floor dwelling units built to comply with Section 504
accessibility requirements and the remaining 45 ground floor dwellings built to
comply with the Fair Housing Act design and construction standards.
·
A
development consisting entirely of multistory rental townhouses constructed
with Federal financial assistance is not a covered multifamily dwelling for
purposes of the design and construction requirements of the Fair Housing
Act. It would still have to meet the
Section 504 5% accessibility requirements.
VII. Summary of 2006 Scoring Criteria
Projects
can receive additional points for agreeing to include accessibility components
selected from the list below and certified on Accessibility Certification Form F.
·
An additional 2% of the
units (with a minimum of one) will be equipped for the mobility disabled in
addition to the 5% of units required to be equipped for the mobility disabled. Each
of these additional units must include the installation of a roll in
shower. This means that at least 7% of
the units must be equipped in accordance with the 504 standards regardless of
whether there is federal financing involved.
·
All units designated
and equipped as units for the disabled are equipped with front loading washers
and dryers at no expense to the tenant. This means that the 5% units required
by DCA to be equipped according to section 504 must also include front loading
washers and dryers. If an applicant is
claiming points for the additional 2% units to be equipped, these units must
also contain the front loading dryers and washers.
·
The maximum length of
travel from each first floor unit in every building to the closest parking
space designated as a “Handicapped” space does not exceed 200 feet (this
measurement will be taken from the closest point of the designated parking
space to the closest point of the entry).
·
All multi family units
on all floors shall incorporate the following visitability modifications for
the mobility disabled: All passageways shall be a minimum of 36” wide; all
bathroom and interior doorways shall be a minimum 32” clear opening and each
unit shall provide at least one accessible means of egress/ingress with a no
step entry.
·
All single family units
shall incorporate a no-step entry with a 36” wide entry door, interior passageways
shall be a minimum of 36” wide; interior doors shall be a minimum of 32” wide
and an accessible bathroom and bedroom shall be located on the main level.
·
Applicant agrees that
prior to the commencement of construction, the final plans and specifications
will be reviewed by a professional accessibility consultant to determine that
the all federal, state and DCA accessibility guidelines are accurately
incorporated into the Project design. In addition, the professional
accessibility consultant must prepare a report which follows the Accessibility Review Report
Guidelines (Appendix I) and submit the report to DCA and
the Project Architect.
VIII.
Additional Resources
The below referenced links may be
used to access different accessibility standards and information:
Georgia Housing Search
This new program provides
up-to-the-minute information on our tax credit, Section 8, and affordable
housing units across the state. Property
managers now have a one-stop shop to list their available units with detailed
unit information and property amenities, while prospective tenants can quickly
locate affordable housing units based upon their individual requirements,
including accessibility features in the event of a physical disability. In addition, our housing professionals can
utilize the information stored on this centrally located resource to better
serve their communities and to gage the rental housing market across the state.
This new program replaces the Rental Access Network (RAN).
HUD Fair Housing Design Manual
http://www.huduser.org/publications/destech/fairhousing.html
Fair Housing Accessibility Guidelines
(FHAG):
http://www.hud.gov/fhe/fhefhag.html
Uniform Federal Accessibility
Standards (UFAS):
http://www.access-board.gov/ufas/ufas-html/ufas.htm
http://www.access-board.gov/adaag/html/adaag.htm
Official Code of
http://www.state.ga.us/cgi-bin/gl codes
detail.pl?code=1-1-1
Fair Housing Accessibility First:
http://www.FairHousingFIRST.org
Please note that DCA does not endorse
any of the above sites, but provides them as an additional resource only. Please
consult with your Project Architects, Engineers, Contractors and Attorneys to
determine how the requirements of each standard will be met.
APPENDIX I
DCA ACCESSIBILITY REVIEW REPORT
GUIDELINES
The Accessibility
Review Report must be undertaken and completed by a competent professional
consultant (“Consultant”) in the construction industry. The final plans,
specifications and design development documents must be reviewed by a
professional accessibility consultant to determine that the all federal, state
and DCA accessibility requirements are accurately incorporated into the Project
design.
The Accessibility
Review Report must be completed by an independent third party and not by the
project architect, applicant, sponsor, owner or manager of the property. The
report must include a resume of the education, background and experience of the
individual or company presenting the
assessment. In addition, any accessibility certifications obtained must be
included. The report must also include three letters of recommendation and
endorsement attesting to the Consultant's prior work. At least one of these references should be
from a real estate development or construction firm that used the Consultant to
perform an accessibility analysis of a residential project.
DCA reserves the
right to verify all information contained in the report, with an on site
inspection of the property. DCA reserves the right, at its sole and absolute discretion,
to decline any report if it is determined to be inadequate and does not address
the minimum DCA requirements.
Minimum
Requirements:
The Accessibility
Review Report must contain, at a minimum, completion of the below checklist and
a discussion
of the accessibility laws and regulations applicable to the project along with
a detailed discussion of how the laws and applicable regulations and standards
have been satisfied. The certification at the end of the checklist
must be signed by the Consultant. The certification provides that the
accessibility review has been completed in accordance with DCA requirements and
the information included is accurate. The statement also includes reliance to
DCA for all information included in the report.
REQUIRED
CHECKLIST:
Check
the box of all applicable requirements. In addition,
discuss the accessibility laws and
regulations applicable to the project with the submission of Design Development
Documents. Attach additional pages if
necessary.
ٱ Fair
Housing Act (Standards: Fair Housing Accessibility Guidelines (FHAG);
Reference: Fair Housing Act Design Guidelines)
________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________
1. Accessible
Building Entrance on an Accessible Route
ٱThe accessible route is a
continuous, unobstructed path (no stairs) through the development that connects
all buildings containing covered units and all public and common use
facilities.
_______________________________________________________________________________________________________________________________________________________________________________________________________________
ٱThe accessible route connects to
parking lots and to at least one public street, public sidewalk, and to a
public transportation stop, when provided.
_______________________________________________________________________________________________________________________________________________________________________________________________________________
ٱAll slopes on the accessible
route are no steeper than 8.33%.
_______________________________________________________________________________________________________________________________________________________________________________________________________________
ٱAll slopes on the accessible
route between 5% and 8.33% have handrails.
_______________________________________________________________________________________________________________________________________________________________________________________________________________
ٱCovered units have at least one
entrance on an accessible route.
_______________________________________________________________________________________________________________________________________________________________________________________________________________
ٱThere are sufficient numbers of
curbcuts for a person using a wheelchair to reach every building in the
development.
_______________________________________________________________________________________________________________________________________________________________________________________________________________
ٱCurb rampscuts slope and cross
slope specifications.
_______________________________________________________________________________________________________________________________________________________________________________________________________________
2. Accessible Common and
Public Use Area
ٱAt least 2 percent of all parking
spaces serving covered units are designated as accessible handicapped parking
spaces.
_______________________________________________________________________________________________________________________________________________________________________________________________________________
ٱAt least one parking space at
each common and public use amenity is designated as handicapped accessible
parking.
_______________________________________________________________________________________________________________________________________________________________________________________________________________
ٱAll handicapped accessible
parking spaces have adequate signage.
_______________________________________________________________________________________________________________________________________________________________________________________________________________
ٱAll handicapped accessible
parking spaces are at least 96" wide with a 60" wide access aisle
that can be shared between two spaces.
_______________________________________________________________________________________________________________________________________________________________________________________________________________
ٱThe accessible aisle is part of
connects to a curb ramp and the accessible route.
_______________________________________________________________________________________________________________________________________________________________________________________________________________
ٱThe rental or sales office is
readily accessible and usable by persons with disabilities as required by both
the Fair Housing Act and the Americans with Disabilities Act.
_______________________________________________________________________________________________________________________________________________________________________________________________________________
ٱA sufficient number of mailboxes,
swimming pools, tennis courts, clubhouses, rest rooms, showers, laundry
facilities, trash facilities, drinking fountains, public telephones, and other
common and public use amenities offered by the development are readily
accessible and usable by persons with disabilities.
_______________________________________________________________________________________________________________________________________________________________________________________________________________
3. Usable Doors
ٱAll doors into and through
covered units and common use facilities provide a clear opening of at least
32" nominal width.
_______________________________________________________________________________________________________________________________________________________________________________________________________________
ٱAll doors leading into common use
facilities have lever door handles operating hardware that does not require
grasping and twisting.
_______________________________________________________________________________________________________________________________________________________________________________________________________________
ٱThresholds at doors to common use
facilities are no greater than ½”.
_______________________________________________________________________________________________________________________________________________________________________________________________________________
ٱAll primary entrance doors to
covered units have lever door handle operating hardware that does not require
grasping and twisting.
_______________________________________________________________________________________________________________________________________________________________________________________________________________
ٱThresholds at exterior primary
entrance doors to covered units are no greater than ¾” and beveled.
_______________________________________________________________________________________________________________________________________________________________________________________________________________
4. Accessible Route Into and
Through the Covered Unit
ٱAll routes through all rooms in
the covered units are no less than 36” wide.
_______________________________________________________________________________________________________________________________________________________________________________________________________________
5. Accessible Environmental
Controls
ٱAll light switches, electrical
outlets, thermostats, and other environmental controls are no less than
15" and no greater than 48” from the floor.
_______________________________________________________________________________________________________________________________________________________________________________________________________________
6. Reinforced Bathroom Walls
for Grab Bars
ٱReinforcements are built into the
bathroom walls surrounding toilets, showers, and bathtubs for the later
installation of grab bars.
_______________________________________________________________________________________________________________________________________________________________________________________________________________
7. Usable Kitchen and
Bathrooms
Usable Kitchens
ٱ30 x 48" clear floor space centered at
each fixture and appliance
ٱ40 of clear floor space between opposing
elements (i.e. cabinets, appliances, etc.)
ٱU-shaped
kitchens with sink or cooktop at end have 60" diameter turning space or
have sink or cooktop base with removable cabinets
______________________________________________________________________________________________________________________________________________________________________________________________________
Usable Bathrooms
Type A Bathroom
ٱ30 x 48" clear floor space outside the
swing of the door
ٱ30 x 48" clear floor space at lavatory
(if centered for parallel approach cabinet may be fixed)
ٱToilet next to the tub allowing a
perpendicular approach
ٱCenterline
of toilet is 18" from bathtub and 15" from lavatory
___________________________________________________________________________________________________________________________________________________________________________________________________
Type B Bathroom
ٱ30 x 48" of clear floor space outside
swing of door
ٱ30 x 48" of clear floor space centered
in front of sink
ٱ30 x 48" of clear floor space adjacent
to the bathtub
ٱIf at least one Type B bathroom
is included the other bathroom(s) is exempt from only the maneuvering space
requirements
______________________________________________________________________________________________________________________________________________________________________________________________________
ٱ Section
504 of the Rehabilitation Act of 1973 (Standard: Uniform Federal Accessibility
Standards (UFAS))
________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________
1. New
Construction
ٱA
minimum of 5% or at least one unit (whichever is greater) of the total units in
the project must be accessible to individuals with mobility impairments.
_______________________________________________________________________________________________________________________________________________________________________________________________________________
ٱA
minimum of 2% or at least one unit (whichever is greater) of the total units in
the project must be accessible to individuals with sensory impairments (hearing
or vision).
_______________________________________________________________________________________________________________________________________________________________________________________________________________
2. Substantial Rehabilitation
ٱIf
alterations are undertaken to a project that has 15 or more units and the cost
of the alteration is 75% or more of the replacement cost of the completed
facility, then the accessibility requirements for the projects are the same as
for newly constructed projects and must meet the 5% and 2% requirements.
_______________________________________________________________________________________________________________________________________________________________________________________________________________
3. Other
Alterations
ٱWhen
other alterations are undertaken, including, but not limited to modernization
and rehabilitation which does not meet the Threshold of “substantial” rehab
under the act, such alterations are required to be accessible to the maximum
extent feasible, up to the point where at least 5% or the units in a project
are accessible.
_______________________________________________________________________________________________________________________________________________________________________________________________________________
ٱIf
alterations of single elements or spaces of a dwelling unit, when considered
together, amount to an alteration of a dwelling unit, then the entire dwelling
unit shall be made accessible.
_______________________________________________________________________________________________________________________________________________________________________________________________________________
ٱ ADA Requirements (Standard: ADA
Accessibility Guidelines for Buildings and Facilities (ADAAG))
________________________________________________________________________________________________________________________________________________________________________________________________________________________
________________________________________________________________________________________________________________________________________________________________________________________________________________________
ٱ All areas of public accommodation
including, but not limited to:
ٱRental offices
ٱParking lots
ٱAccessible routes, walkways and
paths
_______________________________________________________________________________________________________________________________________________________________________________________________________________
ٱ DCA
Accessibility
Requirements (Standard: DCA Accessibility Manual)
________________________________________________________________________________________________________________________________________________________________________________________________________________________
________________________________________________________________________________________________________________________________________________________________________________________________________________________
ٱ The
Design Development Documents must also include:
ٱ 5%
of all units (with a minimum of one) shall be equipped for the mobility
disabled (DCA Requirement)
________________________________________________________________________________________________________________________________________________________________________________________________
ٱ 2% of all units (with a minimum of one)
shall be equipped for the hearing and sight impaired (DCA Requirement)
________________________________________________________________________________________________________________________________________________________________________________________________
ٱAll optional
accessibility components certified to at Application as set forth in the
Application Manual
_________________________________________________________________________________________________________________________________________________________________________________________________________
ٱIn addition to the 5% of units required
to be equipped for the mobility disabled, the applicant agrees that an
additional 2% of the units (with a minimum of one) will be equipped for the
mobility disabled. Each of these additional units must include the installation
of a roll in shower.
_______________________________________________________________________________________________________________________________________________________________________________________
ٱAll units designated and equipped as
units for the disabled are equipped with front loading washers and dryers at no
expense to the tenant.
_______________________________________________________________________________________________________________________________________________________________________________________
ٱThe maximum length of travel from each
first floor unit in every building to the closest parking space designated as a
“Handicapped” space, does not exceed 200 feet.
_______________________________________________________________________________________________________________________________________________________________________________________
ٱAll units on all floors incorporate the
following visitability modifications for the mobility disabled: All bathroom
and interior doorways shall be a minimum 32” clear opening and each unit shall
provide at least one accessible means of egress/ingress.
_______________________________________________________________________________________________________________________________________________________________________________________
E. Signature
& Certification:
The undersigned
certifies to the Georgia Department of Community Affairs (DCA)/Georgia Housing
and Finance Authority (GHFA) that the accessibility
review report has been completed in accordance with DCA requirements and that
the statements contained in this report are a true,
correct and accurate description of the required and optional accessibility
components that will be incorporated into the proposed project. The undersigned
acknowledges that this report and certification will be relied upon by
DCA/GFHA.
Signed:
_____________________________________
Date: _____________________
Professional Accessibility
Consultant