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Written by Danijel Katic 12-4-2024
Recent changes to Residential Affordable Housing requirements have impacted the number of Type A units necessary. Privately owned, funded multi-family residential housing must adhere to the scoping guidelines established by city, state, and federal codes, laws, and referenced standards, which often include the International Building Code and the ICC A117.1 Standards for Accessible Design.
Moreover, when there are four or more dwelling units, the Federal Fair Housing Amendments Act is applicable. In the absence of certain government funding types, the Americans with Disabilities Act (ADA) does not apply to residential buildings, with exceptions for specific areas like leasing offices and retail spaces that serve the general public. While common and amenity spaces in residential settings may have similar requirements, they do not fall under the ADA.
For Example in Illinois and Chicago, the requirements for units that must be more readily adaptable for individuals with disabilities are significantly higher than those in most other states and cities across the U.S. According to the International Building Code accessibility scoping, 2% of the total number of dwelling units in privately owned and funded buildings must be designated as Type A, which offers a higher level of accessibility. The remaining units will be classified as Type B, aligning with the Seven Design Guidelines under the Fair Housing Act and referenced ICC A117.1 2009 Standards for Accessibility and Usable Buildings and Facilities in Chicago.
In many cases, the ARO ordinance will increase the total number of Type A units beyond 20%, depending on the number of affordable units required. For instance, if a building comprises 350 units, the CBC mandates that 70 units (20%) must be Type A. However, if 70 of these units are designated as affordable, then from the remaining 280 units, 20% or 56 units must also be Type A, resulting in a total of 126 (36%) Type A units.
Design for Disability Accessibility
It’s crucial to consider these requirements early, as additional space and specialized accommodations may be necessary, potentially increasing costs or altering designs. Some of these considerations include:
Adequate turning space in each room or area, including closets deeper than 48 inches
Required door maneuvering clearances for all room and space entries, which may include 18” x 60” for latch pull sides, 48” for front approach push sides, and a 42” minimum for hinge or latch approach push sides
A minimum clear opening width of 32 inches for all door openings
In Type A bathrooms, a minimum of 36 inches is required from the sidewall to the edge of the sink (with at least 18 inches from the centerline to the edge). Additionally, a minimum of 66 inches is needed from behind the water closet to the opposite wall or fixture, with the lavatory featuring a removable base cabinet on both the front and side closest to the water closet
Kitchen sinks must be either accessible or readily adaptable, with a removable base cabinet included
Showers should have low thresholds, while bathtubs must have offset controls
Specialized appliances, such as refrigerators with controls and shelving within reach, ranges with front controls, microwaves on the counter, and front-loading washers and dryers that are accessible
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