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Missouri Commission on Human Rights. Fair Housing & Special Needs Housing Requirements Dr. Alisa Warren, Executive Director. The Missouri Human Rights Act Covers multifamily dwellings for first occupancy after March 13, 1991 to design and construct those dwellings in such a manner that:
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Missouri Commission on Human Rights Fair Housing & Special Needs Housing Requirements Dr. Alisa Warren, Executive Director
The Missouri Human Rights Act Covers multifamily dwellings for first occupancy after March 13, 1991 to design and construct those dwellings in such a manner that: The public use and common use portions of such dwellings are readily accessible to and usable by persons with a disability; What the Law Requires
Requirements of the Law 2. All the doors designed to allow passage into and within all premises in such dwellings must be sufficiently wide to allow passage by people in wheelchairs; 3. Has an accessible entrance on an accessible route; and all premises within such dwellings must contain the following features of adaptive design:
Requirements of the Law 4. An accessible route into and through the dwelling; 5. Light switches, electrical outlets, thermostats, and other environmental controls in accessible locations; 6. Reinforcements in bathroom walls to allow later installation of grab bars; and 7. Usable kitchens and bathrooms such that an individual in a wheelchair can maneuver about the space.
What Dwellings are Covered? The term "covered multifamily dwelling" means: (1) Buildings consisting of four or more units if such buildings have one or more elevators; and (2) Ground floor units in other buildings consisting of four or more units.
Fair Housing Accessibility Requirements • Accessible Entrance on an Accessible Route This is an accessible entrance to a building that is connected by an accessible route to public transportation stops, to parking or passenger loading zones, or to public streets or sidewalks.
Accessible Route • An accessible route is a continuous, unobstructed path through sites and buildings that connects all accessible features, elements and spaces. • Accessible routes may include parking spaces, parking access aisles, curb ramps, walks, ramps and lifts.
Stairs and Accessible Routes • Stairs are not an acceptable component of an accessible route because people in wheelchairs can’t use them. • When stairs are installed along accessible routes, there must be an alternative way to get between levels.
Walks on Accessible Routes • Walks on accessible routes become ramps when their slope exceeds 5% (1 in 20). • Handrails are required on walks with slopes from 5% to 8.33% (1 in 12).
For buildings with elevators at least one entrance must be accessible. All ground floor units served by that entrance and all units on floors served by the elevator must comply with the guidelines. Buildings With Elevators
Single Non-Elevator Building • Single Buildings without elevators and having only one common entrance will use the Individual Building Test. • If the site is found to be impractical, then no units in that building are covered.
For single buildings without elevators that have more than one common entrance and for multiple buildings without elevators that each have more than one common entrance either test can be used. However, a minimum of 20% of the planned ground floor units must be on an accessible route and meet the guidelines. That number could increase after the tests are applied. Non-Elevator Buildings with Multiple Common Entrances
Use of Vehicles for Access to Site Facilities • When the finished grade exceeds 1 in 12 or other physical barriers or legal restrictions-outside the owner’s control-prevent installation of an accessible pedestrian route to some public or common use site, cars can be used to access the site.
Accessible Building Entrance Doors must have: Minimum 32 inches clear width of open doorway, Low or no threshold, Clear maneuvering space inside and outside the door, Low force needed to open the door, Accessible door hardware, and Safe door closing speed. Building Entrance Design Features
Accessible Public & Common Use Areas must be readily accessible and usable by people with disabilities. Common Use Areas include lobbies, lounges, hallways, laundry rooms, refuse rooms, mail rooms, recreational areas, and passageways among and between buildings. Fair Housing Accessibility Requirements
Accessible Public and Common Use Areas • Other Common Use Areas include: parking, drinking fountains, health spas, bathing rooms and game rooms. • Public Use Areas are interior or exterior rooms or space of a building that are made available to the general public, like rental offices, halls and corridors and elevators.
Accessible Parking • When parking is provided on a residential site, accessible parking on an accessible route must be provided for residents and visitors. • Accessible parking spaces must be at least 96 inches wide and have an adjacent access aisle that’s at least 60 inches wide.
Accessible Parking • Number of Accessible Spaces Required • For Residents: 2% of parking spaces must be accessible • With a minimum of one in each different type of parking provided (surface, garage or covered space parking). • For Visitors: a sufficient number to provide access to grade level entrances. At least one is required at sales/rental offices.
An Accessible Route into and Through the Dwelling • There must be at least a 36 inch wide accessible route through the dwelling. • The route must be lacking in abrupt changes in levels. • Kitchens and all bathrooms must be on an accessible route.
A threshold must not have a level change more than 1/4 inch without being beveled or tapered. A tapered threshold can have a maximum level change of 1/2 inch. For those greater than 1/2 inch, it must be ramped and must slope at a maximum of 1 inch in 12 inches (1:12). Interior Thresholds
In the case of primary entry doors where the exterior landing surface is impervious, the exterior landing surface is permitted to be below the finish floor level by 1/2 inch. Therefore, the Guidelines allow an overall change in level of 1-1/4 inch on the exterior side of the primary entry door. Exterior Door Thresholds
Controls and Outlets • Light Fixtures-No more than 48” high • Electrical Outlets-no less than 15” off the ground • 30” X 48” clear floor space perpendicular to the wall for a forward reach to controls
Forward and Side Reaches • The Guidelines include specific requirements for controls and switches so that a person in a wheelchair can execute a forward reach with or without an obstruction and a side reach over an obstruction.
For obstructions extending 0 to 20” from the wall, the maximum height for a control or outlet is 48”. Deeper shelves extending 20’ to 25” from the wall, reduce the maximum height of controls and outlets to 44”. Forward Reach Over an Obstruction
Side Reach Over an Obstruction • When executing a side reach over a cabinet, the height is reduced to 46”. • Cabinet depth is limited to 24” plus 1” to 1.5” for countertops for a maximum depth of 25.5”.
General Requirements for Bathrooms • Have usable doors, • Be on an accessible route, • Have outlets, switches and controls in usable locations and • Have reinforcing for grab bars for toilets, bath tubs and showers.
Specification A Less Accessible All fixtures must be accessible Specification B More accessible One of each fixture must be usable Two Bathroom Specifications
A distinguishing characteristic of Specification A bathrooms is that a toilet or lavatory is permitted to be located within the clear floor space adjacent to the bathtub. The key feature in Specification B bathrooms is the 30” by 48” clear floor space adjacent to the bathtub. Neither the lavatory base cabinet nor a toilet are allowed to encroach this clear floor space. A & B Bathrooms
Requirements for Both A & B Bathrooms • Clear floor space outside the swing of the door. • Doors may swing in or out. • With in-swinging doors, the door wing may overlap the clear floor space at fixtures but must not overlap the required 30” by 48” clear floor space outside the swing of the door. • Clear floor space at fixtures.
Lavatories must have a 30” by 48” clear floor space parallel-to and centered-on the lavatory basin. Toilets must also have clear floor space to allow people using wheelchairs or others with mobility aids to approach the seat and make a safe transfer. Requirements for Both A & B Bathrooms
There are 3 Options for space around the toilet: 48” X 66” for a forward and side approach. 48” X 56” for a side approach. 56” X 60” fully accessible-side or forward approach. Floor Space Around the Toilet
Bathroom walls must be reinforced so grab bars can be installed later. An area larger than the grab bar should be reinforced to adequately secure them. Reinforced WallsAround Toilets
Reinforcing at Bathtubs • Walls around bathtubs need to be reinforced for installation of grab bars. • The guidelines specify minimum lengths and locations for reinforcing around tubs but additional reinforcing is recommended to accommodate a wider range of grab bar installations.
There must be 40” clearance between countertops, appliances, cabinets and walls. Handles of the appliances may overlap into the clearance space Clearance Between Countertops
U-Shaped Kitchens must have a minimum 60” diameter turning circle to allow a person in a wheelchair room to make a parallel approach to sink, range or cooktop. U-Shaped kitchens
Narrow U-shaped kitchens are allowed only if there is knee space or an easily removable base cabinet is provided under the cooktop or sink and the area under and around the sink must be finished. Narrow U-Shaped kitchens
Questions? Contact The Missouri Commission on Human Rights 3315 Truman Blvd Suite 212 Jefferson City, MO 65102 (573) 751-3325 or (877) 781-4236 www.mohumanrights.gov