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DESCRIPTION:ADA Shop Talk Episode 041 – Is An Elevator Required For New H
 otel Rooms? Is An Accessible Route Required To A Church Mezzanine Addition
 ?\n\nInternet Radio Talk Show With Paul Klein\n\nJanuary 4\, 2018\n\nQuest
 ions answered this episode:\n\nRoger – An Existing Hotel in California\,
  built before 1992 is planning an addition adding a second floor with 6 ne
 w guest rooms. The preliminary design shows new exterior stairs to each of
  the new guest rooms. Reviewing CBC 11B-224 there does not seem to be a re
 quirement to have all guest rooms on an accessible route. CBC 11B-202 does
  require an accessible path of travel to the specific area of alteration. 
 And CBC 11B-224 requires that accessible rooms be dispersed which would im
 ply that the new enhanced ocean view from the second floor should have at 
 least one room with mobility feature. Will an elevator be required to prov
 ide access to the new second floor rooms?\n\nDave – The owner of an exis
 ting 4 unit apartment building in California with the first occupancy prio
 r to March 13\, 1991\, is planning on adding four units to the building. O
 ne unit shall be on the ground floor\, three on the second floor. Only the
  new ground floor unit is required to be accessible. However\, due to extr
 emely tight site constraints\, no feasible path from the accessible parkin
 g location to the new unit and floodplain issues\, it is not possible to p
 rovide an accessible path to this unit from the accessible parking space. 
 The original building is configured such that providing an accessible path
  to the existing ground floor units is feasible and interior modifications
  could be achieved in these units to meet accessibility requirements. Have
  you ever come across a situation where it has been accepted to substitute
  constructing new accessible units with upgrading existing non-covered uni
 ts? In effect\, this would net one additional accessible unit over what is
  required\, effectively doubling the required accessibility\, which the ci
 ty should support. I just can’t find any precedent case that can be used
  as a backup to support this proposal. What say you?\n\nKeith – Hi there
 \, i have a proposed tenant improvement to an existing church built in 198
 8. They are proposing to enlarge the existing stage/platform (less than 30
  inches above the finished floor) and proposing replacing existing choir p
 latform detail with new layout at the rear of the stage. They are proposin
 g to relocate and replace the existing 5'-0”x 8'-0”baptismal to the ri
 ght side of the stage. In the existing mezzanine at the rear of the stage\
 , they are proposing an office space and a dressing room. The proposed pla
 ns have no vertical access proposed the remodeled stage and relocated bapt
 ismal and mezzanine office space. I think they should provide access to th
 e area of alteration at a minimum to the stage and baptismal.\n\nDave – 
 Here is a question that has come up a few times for me. Occasionally\, I h
 ave been hired to assist local design teams to get their projects through 
 the building department. When a project is a tenant improvement and not an
  owner-involved project\, there have been times where the city has require
 d significant access improvements outside of the scope of work\, most nota
 bly with regard to elevator upgrades. On more than one occasion\, the city
  has initially wanted to have the elevator cab enlarged or updated to meet
  code. This could mean encroaching into an existing tenant space unrelated
  to the TI project. I have also had times where significant site work is d
 emanded by the city. Where do you come down in determining responsibility 
 for access upgrades outside of the primary tenant improvement space? I rea
 lize that there can be a lot of grey area in figuring this out\, but thank
 s for any input and suggestions/opinions.\n
SUMMARY:ADA Shop Talk Episode 041 – Is An Elevator Required For New Hotel
  Rooms? Is An Accessible Route Required To A Church Mezzanine Addition?
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