Cohousing-L Mailing List: Re: Common house permitting and Cities...

[Laura Fitch (lfitch]

Lyle,

How many units are you planning for?  IF this is a "big" community" then, 
without question you have a "public building" when it comes to emergency 
egress requirements and some basic accessibility codes.  You will most 
likely be having school events, weddings, fund raisers (you name it!) in the 
building and some of these will bring outsiders to your building.  You'll 
want to accommodate disabled neighbors, family and guests.

That being said, providing access in the kitchen is really quite easy:  Put 
one section of counter at a lower height.  Consider putting a two burner 
electric range (very inexpensive) on it even if most of the cooking is done 
on a big gas range.  This range might be used primarily for a teapot, but 
it's there for wheelchair access when needed.  Leave it open underneath. 
This under counter space is not wasted.  Roll-out carts  for dishes or 
recyclables can occupy the space until you have access needs to meet. 
Children can use the lower counter height when helping with the common 
meals.  Accessibility should not be considered onerous - but a win-win 
design problem.

I have seen many common houses designed with TWO accessible bathrooms on the 
main floor.  I think this is excessive.  I think it is better to provide two 
small toilet rooms (labeled men's and women's if needed to meet plumbing 
codes) and one larger accessible toilet room.  One of the smaller rooms can 
be located near or in a kids play room.  This strategy provides more toilets 
in less space, and probably for about the same cost - and meets the intent 
of the access codes.

The Massachusetts Access Board has ruled that we did not have to make 
basement and second floor space accessible IF its use was limited to 
residents only (and all the units were for sale, not rent).  Once you start 
locating recreation rooms and other spaces that will draw friends in, then 
the definition of "residents only" gets blurry.

Laura

Laura E. Fitch, AIA, LEED
Kraus-Fitch Architects, Inc.
110 Pulpit Hill Rd.
Amherst, MA  01002

413-549-5799
lfitch [at] krausfitch.com

----- Original Message ----- 
From: "Lyle Scheer" <wonko [at] monkeyhouse.org>
To: "Cohousing-L" <cohousing-l [at] cohousing.org>
Sent: Wednesday, September 13, 2006 12:33 PM
Subject: [C-L]_ Common house permitting and Cities...


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> OK, OK,
>
> I know this is one of the common things, and rules are completely
> different from City to City.
>
> We're having some design/permitting issues with our Common house and the
> City of Ashland.
>
> We think we've convinced them that the building is not a "commercial"
> building, so we don't need an elevator to the 2nd floor for handicapped
> access or a commercial kitchen.
>
> They still believe it's a "public" building, and they are pushing for
> ADA (american disabilities act) compliance for the kitchen and the
> upstairs bathroom.  This means special cooktop and lower counters for
> the kitchen and then because the only shower in the building is in the
> upstairs bathroom they still want it a handicapped shower (regardless
> that we won't have an elevator up there).
>
> Has anyone argued this successfully with your particular planning
> department (about the public/private and ADA)?  If so, what arguments
> did you use?
>
> - - Lyle
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