Facilities management paper
Accessibility
Chapter 18
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Origins
Pre-1990, there were many “handicapped” codes for building design and construction
In 1990, the US Congress enacted the Americans with Disabilities Act (ADA)
It is illegal to discriminate against people with disabling conditions – it is a violation of their civil rights
Today, the US and many other countries have accessibility laws which are “harmonized” under the International Building Code
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In the US…
The ADA is updated periodically
Since it is a civil rights law, and not a code, there is no “grandfathering” provision
However, the 2010 update included a “Safe Harbor” provision for buildings that were compliant with the ADA prior to 2010
Not all building components have Safe Harbor, though
The ADA is enforced almost completely through litigation
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Title III – Public Accommodations
This section of the ADA covers buildings that members of the public will enter
All commercial buildings must:
Comply with the ADA guidelines, as long as they are “readily achievable”
Make reasonable accommodations
The challenge is that there is no clear definition of readily achievable or reasonable accommodation
Please note: The rules are different for transportation and public housing
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What are disabling conditions?
Mobility-related conditions
Sensory-related conditions: hearing and sight
Dexterity-related conditions: use of hands
At this time, we are not required to accommodate cognitive disabilities, although there are good reasons why the hospitality industry should
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Compliance vs. friendliness
Frequently, a property that is ADA-compliant does not present a friendly or easy to manage environment
Example: wheelchair lifts can pose many operational problems and inconveniences. Designing the space so that it does not require a lift will probably be friendlier for everyone
Also, if we design a space properly, it will not only comply with accessibility requirements, it will create a better environment for all of our guests
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Wheelchair Jimmy
Jim Parsons, founder of the WheelchairJimmy.com website, is on a mission to help wheelchair-bound travelers have a better trip and to have more fun while traveling!
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Our goals for the ADA:
To Increase Guest Satisfaction
and
To Reduce ADA Complaints
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There is no reason why this cannot be a win-win for operators and guests.
We want you to learn how to win at this game.
ADA Requirements
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ADA Elements to Consider
Measurements -- the ADA Guidelines provide clear measurements for compliance
Path of travel
You must remove all barriers to compliance along the path of travel
The path starts at the property line, then follows whatever path a guest is likely to travel to arrive at their end destination at the property, such as:
Dining room
Guestroom
Recreation area
Meeting room
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Mobility-related disabling conditions
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Accessible Route of Travel
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Accessible Route
Glue that Holds the accessible environment together.
3 issues
36” width
Accessible route can narrow to 32” for a distance of 24”
80” height - in all circulation areas
No abrupt changes in level greater than 1/4”
1/2” if beveled at 1:2
Range of Reach: Optimum reach range is between 3 and 4 feet above finished floor
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Another space issue is where we put stuff that we expect people to use.
There’s an optimum band between 3 and 4 feet.
Everyone can reach there, even tall people with back problems and kids or short statured people, or wheelchair users.
What’s wrong with this picture?
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Sensory-related disabling conditions: Visual Impairment
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What does the Guide Dog do?
Protruding objects and people with visual impairments: All circulation paths and areas
http://www.ada.gov/lodblind.htm
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DOJ has some good tips about how to provide service to blind and low vision guests on its website.
Visual Impairments - Long Cane Technique
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Typical conditions.
Serious hazards that occur in many places where blind people might be walking.
Not just on accessible paths.
Sensory accommodations are also necessary for people with low vision (as opposed to no vision)
Major impact on signage
High color contrast between background and foreground
Raised and Braille markings
Simple font
Placement above finished floor (“AFF”) – usually 60” on center (a.k.a., 60” o.c.)
Also impacts your flooring and other objects
Should have contrast markings when flooring texture, height, etc. change
Especially with stairs!
Older people need 3x more light to see, which creates problems in dim restaurants and bars
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Sensory-related disabling conditions: Hearing
Assistive Listening Systems
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People with Hearing Impairments need special equipment at meetings and events, so they can clearly hear the program.
Hotels are required to provide them.
Other kits of visual warning devices are required for a percentage of your guestrooms.
Hearing impaired guestroom
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Dexterity-related disabling conditions
Dexterity - Hardware and Controls
Limited ability to use your hands. Think about using controls, remotes, or anything that requires gripping or twisting
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The last group is people with limitations in their ability to use their hands.
And it affects the hardware and machines we use to control our environment.
Overcoming the need for a “Power Grip”
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People can do three basic types of Hand function:
The power grip
Overcoming the need for a “Precision Grip”
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The precision Grip
Only possible with splints, but very limited
What’s wrong with these pictures?
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This is better
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20% path of Travel Rule
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20% path of travel rule – not well understood by most hospitality (or commercial property) managers
If you are renovating a space where a guest may go (i.e., not the back-of-house, where guests will not go):
You will develop a budget for the renovation project
You must then be prepared to spend up to an additional 20% of the renovation’s cost to remove barriers along the path of travel
You do not have to spend more than the 20%; if you have one major barrier whose cost would exceed the 20%, you will not have to remove it
If you have no barriers, or if you remove some barriers and they do not cost the entire 20%, you do not have to spend the entire 20%
Documentation is critical here!
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Service animals
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Accommodating service animals
Prior to the 2010 ADA update, we had to accommodate all animals that guests claimed as service animals or emotional support animals
The 2010 update now limits our requirements (although in most cases, we can choose to accommodate whatever animals we’d like to)
Only required to accommodate service animals, not emotional support animals
The only service animals that must be accommodated are service dogs and service miniature horses
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Service animals vs emotional support animals
Service animal (dog or miniature horse) performs a task
Emotional support animal does not perform a task, although it does provide emotional support
When a guest arrives with an animal, you can ask:
Is the dog/horse a service animal?
What task does it perform?
That’s it. Do not deviate from this script, or you could get your company in trouble.
Can you ask to see it demonstrate its task?
Can you ask to see the animal’s documents?
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Dogs performing tasks
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And here is a miniature horse in action
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Fake service dogs
If a guest shows up with an animal that you suspect is not legitimate, what can you do?
Service dogs and horses are trained to be calm and unobtrusive
If the animal (real service animal or fake) begins to misbehave, you can tell the owner that the animal must leave
You cannot tell the guest to leave, just the animal
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What happens if a guest shows up with one of these?
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Only dogs and horses
Hotels and other types of hospitality facilities may choose to accommodate other types of animals
Restaurants and other food & beverage establishments cannot accommodate any other type of animal
Health department code violations
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Swimming pool lifts
These devices are used to lower mobility-impaired people into a swimming pool, then to lift them out when they are finished swimming
Each body of water must have its own lift
Swimming pool
Wading pool
Jacuzzi/hot tub
Etc.
The lift is not required if the body of water has a roll-in entry ramp
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Hotels – distribution of guestroom types
In the past, hotel operators would place all of the accessible guests rooms in the same area, usually on a lower floor
Today, we must ensure that every type of room has an accessible option, e.g.,:
Low floor, high floor
View, non-view
King, queen-queen, suite, petite suite
This requires a long-term plan and a major investment in property renovations
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Safety and accessibility
If the property needs to be evacuated and the elevators are not available, how do you get a guest with a disabling condition down the stairs?
Evacuation chairs
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Future updates to the ADA
Today (2019), furniture is not covered by the ADA, but it is likely to be covered under the next update
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Which bed frame is better?
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Tables with pedestal bases
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