ICC eNews

Can Accessibility Be Green?

By Kimberly Paarlberg
Code Council Senior Staff Architect

As green and sustainable building becomes an important part of our future, with a focus on increasing the efficiency of our resources while reducing the impacts on human health and the environment, we should also ask the question: how does accessibility mesh with these concepts?

Some energy efficient provisions fit very well with accessibility concerns. For example, to save water, many designers are specifying automatic activators for plumbing fixtures. According to Section 1109.2 of the 2006 International Building Code (IBC), and Sections 604.10.6, 605.4 and 606.4 of the ICC/ANSI A117.1-2003 Accessible and Usable Buildings and Facilities (ICC A117.1), automatic activation is an alternative for putting plumbing controls at accessible fixtures within reach ranges. The 2009 IBC, Section 1109.2.3, has a new provision that requires a lavatory with enhanced reach range in toilet rooms with six or more lavatories. Enhanced reach range requires a lavatory to have a faucet that is located on the side of the lavatory rather than at the back, or an automatic activator, so that the depth of reach is 11 inches or less (ICC A117.1 Section 606.5). This is good for the environment, cost effective for the building owner, and it makes life easier for people with limited use of their hands and limited reach.

Planning for long-term uses of buildings is also a green and sustainable concept. For example, as the baby boomers move into retirement age, there will be an increased need for homes that are accessible for people with impairments. Current guidelines in the Americans with Disabilities Act (ADA) and the Fair Housing Act (FHA) have been incorporated into the IBC’s requirements for accessibility in multiple types of residential dwellings, including assisted living facilities, nursing homes, group homes, dormitories, apartments and condominiums (IBC 1107, ICCC A117.1 Chapter 10). Recently, many jurisdictions have passed ordinances that include “visitability” requirements for single family homes and townhouses. These types of buildings are not covered by the ADA or FHA unless federal funding is involved, but the idea behind “visitability” is to allow people to live in their homes when they are temporarily disabled and/or if they develop mobility issues.

The 2009 edition of the ICC A117.1 will include provisions for what is being called a Type C unit. The intent is to provide technical provisions for “visitability” ordinances that allow for consistent application and a minimum level of accessibility. Features will include:

• At least one accessible entrance—this can be the front door, the back door or through the garage.
• Doors that provide clear width and thresholds that will accommodate a person using a wheelchair.
• Lighting controls and outlets located between 15 inches and 48 inches above the floor.
• An accessible level that includes at least one habitable room and either a powder room or a bathroom.
• A toilet room or bathroom with side approach clearances at fixtures and wall blocking that is consistent with Type B (FHA) units.
• If a food preparation area is located on the accessible level, a minimum clearance provided between counters.

At this time, scoping—what, where, when and how—will be determined by local jurisdictions.

There are provisions that will need coordination to address accessibility and energy saving concerns. For example, when a weather vestibule is added to a building, an additional door is located in the path of travel. If there is a revolving door, it cannot serve as part of an accessible route. Manual doors may actually decrease energy efficiency because it takes occupants longer to get through if they have to hold the door open. Also, if a building uses an automatic opener, having both doors open at once and remain open for the amount of time that it takes occupants to move through the vestibule is not energy efficient. One alternative—installing a second button inside the vestibule to open the second door and allowing adequate space in the vestibule to access the controls and be outside of the swing of the first door—is needed to coordinate accessibility concerns and energy concerns (IBC 1105, ICC A117.1 404). Remember that this route is not only used by the person in a wheelchair, but also by the business person pulling a computer bag or the parent with a baby stroller.

Accessibility is an important component of building design that can be incorporated effectively with green and sustainable concepts. Making buildings accessible for all people compliments the idea of constructing buildings that are environmentally friendly and serve communities for a long time.

Kimberly Paarlberg can be reached at 1-888-ICCSAFE (422-7233), ext. 4306, kpaarlberg@iccsafe.org. For more information on accessibility or green and sustainable building, please visit our website at www.iccsafe.org.