DOUBLE CREEK II, AUSTIN, TEXAS

Transcription

1 PETE SKARZENSKI CONSULTING ROSSER RD. DALLAS, TEXAS MULTI-FAMILY HOUSING BUILDING CODES SPECIFICATIONS ACCESSIBILITY PRELIMINARY ACCESSIBILITY REVIEW FOR: DOUBLE CREEK II, AUSTIN, TEXAS DEVELOPER: ARCHITECT: ODEN HUGHES, AUSTIN, TEXAS KELLY GROSSMAN ARCHITECTS, LLC, AUSTIN, TEXAS REVIEWER: PETE SKARZENSKI STATEMENTS 1. This project was reviewed for compliance with the HUD Fair Housing Accessibility Guidelines (FHAG), and Americans with Disabilities Act Accessibility Guidelines (ADAAG-2010) Title III. No review was done for ADAAG Titles I or II, State, or local accessibility requirements. See COMMENTS No. 1, 2, & 3 at end of this review. 2. Documents/sheets not submitted for this review are indicated in red. DOCUMENTS REVIEWED 1. Architectural Drawings: Dated, , Issued for Const. 2. Civil Drawings: Dated, 7/1/14, No. 4C. 3. Landscape Drawings: Dated, , Construction Set. 4. Structural Drawings: Dated, 8/1/2014, Construction Set. 5. Mechanical Drawings: Dated, , Issued for Construction. 6. Plumbing Drawings: Dated, , Issued for Construction. 7. Electrical Drawings: Dated, , Issued for Construction. 8. Interior Design Drawings. PROJECT DESCRIPTION This project consists of ten (10) 3-story non-elevatored apartment buildings with 276 dwelling units, related public-use spaces, and resident common-use spaces and amenities The following common-use spaces and amenities are indicated as being provided: 1. Leasing / Management offices with 8. BBQ grill areas (2). related spaces. 9. Ping pong area. 2. Great room with kitchen/bar area. 10 Community garden area. 3. Conference / business room. 11. Dog park. 4. TV lounge / billiards room. 12. Dog wash room. 5. Fitness center. 13. Trash/recycle enclosure. 6. Mail station. 14. Carports. 7. Pool / pavilion area. 15. Common-use detached garages. ACCESSIBILITY REQUIREMENTS 1. General: A. Code Analysis (A1.1 & A1.1A): COORDINATE, on A1.1 & A1.1A, as IBC-2012 Is referenced, therefore, ICC A must be referenced as it is made part of IBC-2012, in Chapter 11, Section Pete Skarzenski AIA Page 1 of 13 (C) (F)

2 B. International Building Code (A1.3): REVISE, on A1.3 Statements, notes 2009 IBC & ANSI A , however, Titles, at top of sheets A1.3 thru A1.3B reference 2012 International Building Code, which in Chapter 11 Section references ICC A Dwelling Units: These are non-elevatored buildings, therefore, only ground floor dwellings are considered covered by the Fair Housing Accessibility Guidelines (FHAG). A. Fair Housing Act (A1.4 & A1.4A): REVISE, on A1.4, boxed note, as ANSI A cannot override FHAG unless it is a stricter requirement, refer COMMENTS 2 & 3 at end of this review. REVISE, on A1.4A, ICC/ANSI A cannot be substituted for ANSI A , as ICC/ANSI A is incorporated into the building code only and not incorporated in FHAG, and therefore, not enforceable by federal law. B. Type A Dwelling Units (A3.0A): REVISE, on A3.0A, reference is to ICC/ANSI A , however, IBC- 2012, in Chapter 11, Section references ICC A Leasing / Management Offices and Related Spaces: These areas are considered covered by ADAAG and FHAG. 4. Common-Use Spaces and Amenities: These areas are considered covered by FHAG. FAIR HOUSING ACT GUIDELINE (FHAG) REQUIREMENTS REQUIREMENT 1: Accessible Building Entrance on an Accessible Route 1.01 Accessible Routes: Minimum one (1) accessible route must be provided from public streets, public sidewalks, transportation stops within site limits, passenger loading zones, and from accessible parking spaces to building entrances. Running slopes up to 5.0% (1:20) allowed. Cross slopes up to 2.0% (1/4 :12 ) allowed. Ramp running slopes over 5.0% (1:20) to 8.33% (1:12) allowed with handrails. Curb ramp running slopes up to 8.33% (1:12) allowed without handrails. Running slopes over 8.33% (1:12) not allowed for accessible routes. A. Public Streets and Sidewalks (A2.10, C-14, C-16, & L1.01): REVISE, on C-14, accessible route from Onion Creek Parkway to clubhouse/leasing center entrance and dwelling unit building entrances does not appear provided, as curb ramps at west vehicle gate cross walk not provided. 1. Curb Ramps (A2.11): REVISE, on A2.11/6, detectable warning landing must be min. 5-0 w. 2. Trees (L-Series): INDIATE, L-Series, trees planted adjacent to accessible routes and accessible areas do not have limbs below 80 AFF. B. Site Sidewalks (A2.10, C-14, C-15, C-16, & L1.01): Refer 1.01.A comments. REVISE, on C-15 & C-16, 3-0 w sidewalk does not provide min. 36 w net clear sidewalk with max. 2.0% cross slope, as troweled edges within the 3-0 w, exceed max. 2.0% cross slope. NOTE: This issue was cited by the speaker at a HUD sponsored Fair Housing accessibility seminar. 1. Pedestrian Access Gates (L1.01, L1.05, & L4.01): Three (3) gates provided, all gates must be accessible. INDICATE, on L1.01 & L /7, gates have min. 18 w x 60 d net clear pull side clearance and min. 12 w x 48 d net clear push side clearance. INDICATE, on L4.01/9, gate hardware is lever type mounted on both sides of gates. 2. Buildings 1, 3, & 4 (C-16): REVISE, on C-16, accessible route to building 3, does not appear provided, as curb ramps at cross walk not provided. 3. Building 4 & Trash Enclosure (C-15): REVISE, on C-15, accessible route to building 3, does not appear provided, as curb ramp on trash enclosure side of cross walk not provided. C. Public Transportation Stops within Site Limits (A2.10, C-14, & L1.01): No indication if public transportation stops provided within site limits. VERIFY, with local authorities, if stops are planned or proposed within project Double Creek II, Austin, Texas Page 2 of 13 PAR: September 17, 2014

3 site limits, if so, must provide an accessible route to clubhouse/leasing center entrance and dwelling unit building entrances. D. Passenger Loading Zones (A2.10, C-14, & L1.01): Not shown as provided and not required. E. Accessible Parking Spaces (A2.10, C-14, & L1.01): 1. Surface Parking: Accessible route from accessible parking spaces to clubhouse/leasing center entrance and to dwelling unit building entrances appear provided. 2. Carports: Accessible route from accessible carport to dwelling unit building entrances appears provided. 3. Common-Use Garages (A4.52HC): Accessible route from accessible garage to dwelling unit building entrances appears provided. REQUIREMENT 2: Accessible and Usable Public and Common Use Spaces 2.01 Parking Accessible: Min. 2.0% of the different parking types serving covered dwelling units must be accessible. Accessible parking spaces must be min. 8-0 w with min. 5-0 w access aisle at standard accessible parking space and have min. 8-0 w access aisle at van accessible parking spaces. Accessible parking spaces and access aisles must have slopes not exceeding maximum 2.0% in any direction. Signage must not be obscured by vehicles, and must be min, 60 AFF (parking surface). Accessible parking space widths and access aisle widths must be measured to centerline of striping. NOTE: 276 single level dwelling units are provided on-site with 92 dwelling units located on the ground floor and considered covered by FHAG, which is approx. 33.0%. Therefore, approx. 33.0% of each type of parking would be designated for ground floor dwelling units. A. Surface Parking (A2.10 & A2.11): Parking Tabulation, on A2.10 indicates approx. 97 parking spaces (33.0%) are provided for ground floor dwelling units with nine (9) spaces noted/shown as accessible which meets FHAG 2.0% requirement. REVISE, on A2.11/4, accessible parking space and access aisle widths to centerline of striping. 1. Clubhouse / Leasing Center (A2.10, C-14, & L1.01): REVISE, on A2.10, C-14, & L1.01, must also provide min. one (1) additional accessible parking space for resident use of clubhouse, and one (1) additional accessible parking space for resident use of mail room, refer FHAG Requirement 2 Chart item 4, last sentence, and FHA-DM pg boxed notes (total 3 accessible parking spaces). 2. Pool Area: REVISE, must provide min. one (1) accessible parking space with access aisle. B. Carports (A2.10): Parking Tabulation, on A2.10 indicates approx. 36 carports (33.0%) are provided for ground floor dwelling units with one (1) carport noted/shown as accessible which meets FHAG 2.0% requirement. INDICATE, access aisle is also covered. C. Common-Use Garages (A2.10, A2.11, & A4.52HC): Parking Tabulation, on A2.10 indicates approx. 24 common-use garages (33.0%) are provided for ground floor dwelling units with one (1) garage noted/shown as accessible which meets FHAG 2.0% requirement Resident Common-Use Areas - Interior: A. General: 1. Access Controls (E1): INDICATE, on E1 Electrical Symbol Schedule, access controls are in accessible locations with top of controls within max. 48 AFF. 2. Electrical Outlets (E1): INDICATE, on E1 Mounting Heights, 15 AFF is to centerline of bottom outlet of duplex. Double Creek II, Austin, Texas Page 3 of 13 PAR: September 17, 2014

4 3. Fire Alarms (E1): INDICATE, on E1 Electrical Symbol Schedule, top of pull station not to exceed max. 48 AFF. 4. Thermostats (M1): INDICATE, on M1 Mechanical Symbol Schedule, top of thermostat controls not to exceed max. 48 AFF. 5. Fire Extinguishers (A4-Series & A8.1): INDICATE, if provided along accessible routes, extinguishers/ cabinets projecting more than 4 from wall, must have bottom of cylinder/cabinet not exceeding max. 27 AFF -or- have cane detection devices. 6. Flooring Transitions (ID-Series): Details not submitted for this review. INDICATE, flooring transition strips do not exceed max. 1/2 h with top 1/4 having 1:2 or shallower bevel. If transition strip exceeds max. 1/2 h must have 1:12 or shallower slope. NOTE: 1/2 h quarter-round style transition strip, is not considered accessible as 1:2 or shallower slope is not provided. PPDS has verified floor finish heights meet the above code and included a note on sheet ID1.0. B. Clubhouse / Leasing Center (A8-Series & ID-Series): 1. Entrance Porch (A8.1, A8.11, & S5-1): INDICATE, on A8.11/3 & /6, reception area finish floor material surface at door 1 must be flush with exterior finish surface per ADAAG-2010 Section INDICATE, on A8.11/3 & /6, exterior slope at door 1, not to exceed max. 2.0% for min. 60 d. PPDS has added a note on sheet ID1.0 to capture the above ADA review comments. a. Entrance Door (A8.0): INDICATE, on A8.0, door type 1 bottom rail is min. 10 h. 2. Reception Area (A8.1 & ID-Series): Must comply with ADAAG-2010 as for use by prospective residents (general public), and with FHAG as for use by residents. INDICATE, min. one (1) table not to exceed max. 34 AFF with min. 30 w x 27 h x 19 d knee space for forward approach. PPDS has added a note on sheet ID3.0 to capture the above ADA review comments. a. Hall: VERIFY, if door 5 has a surface mounted closer, must have min. 12 w net clear push side clearance. INDICATE, on A8.0, door type 5 bottom rail is min 10 h. 3. Leasing Area (A8.0, A8.1, & ID-Series): Must comply with ADAAG-2010 as for use by prospective residents (general public), and with FHAG as for use by residents. a. Offices (2): INDICATE, office entrance doors 4, if having privacy lock-sets, must be push-button type. INDICATE, on A8.0, door type 4 bottom rail is min 10 h. b. Break Room (A8.6A): INDICATE, on A8.0, door type 4 bottom rail is min 10 h. REVISE, on A8.6A/3, if top-mounted sink, rim not to exceed max. 34 AFF with min. 30 w x 27 h x 8 d at 27 h knee space provided. INDICATE, on A8.6A/3, min. 50.0% of refrigerator freezer space is within 54 AFF. INDICATE, if table provided, must not exceed max. 34 AFF with min. 30 w x 27 h x 19 d knee space for forward approach. NOTE: The sink knee space requirement is a TAS issue, refer TAS TM , pg. 2 of 2. c. Work Room: INDICATE, on A8.0, door type 4 bottom rail is min 10 h. Double Creek II, Austin, Texas Page 4 of 13 PAR: September 17, 2014

5 3. Great Room (A8.1 & ID-Series): Must comply with FHAG as for use by residents and their guests only. INDICATE, on ID3.0, min. one (1) table at each seating area not to exceed max. 34 AFF with min. 30 w x 27 h x 19 d knee space for forward approach. PPDS has added a note on sheet ID3.0 to capture the above ADA review comments. a. Kitchen Area (A8.6A): INDICATE, on A8.6A/3, if top-mounted sink, rim not to exceed max. 34 AFF with min 30 w X 27 h x 8 d at 27 AFF knee space provided. PPDS has verified that the specified sink is not a top mounted sink, and has added a note on elevation 4/ID4.1 to capture the above ADA review comments. i. Sitting Bar: REVISE, on A8.6A/2, min. 30 w section of countertop not to exceed max. 34 AFF with min. 30 w x 27 h x 19 d knee space for forward approach. REVISE, current end location of seating does not provide comparable viewing angles to wall mounted TV. PPDS has provided 2 ADA compliant dining tables on sheet ID3.0 that are within the same seating area as the sitting bar. b. Fireplace (A8.6): INDICATE, on A8.6/1, if fireplace controls are for use by residents, must be min. 15 AFF to within 48 AFF and not require tight pinching or twisting of wrist to operate. PPDS has added a note to elevation 5/ID4.0 to capture the above ADA review comments. c. Patio (A8.1, A8.11, & S5-1): INDICATE, interior finish floor material surface at door 1 not to exceed max. 1/2 above exterior finish surface. INDICATE, on A8.11/3 & /6, exterior slope at door 1, not to exceed max. 2.0% for min. 60 d. PPDS has added a note on sheet ID1.0 to capture the above ADA review comments. 4. Business / Conference Room (A8.1 & ID-Series): Must comply with FHAG as for use by residents and their guests only. INDICATE, if wall mounted TV projects more than 4 from wall must have cane detection devices. INDICATE, conference table not to exceed max. 34 AFF with min. 30 w x 27 h x 19 d knee space for forward approach. PPDS has added PLAN NOTES to ID1.0 ID3.0 to capture the above TV projection review comments. PPDS has added a note on sheet ID1.0 to capture the above ADA review comments on conference room table. a. Computer Stations: INDICATE, min. one (1) station not to exceed max. 34 AFF with min. 30 w x 27 h x 19 d knee space for forward approach. PPDS has added a note on sheet ID3.0 to capture the above ADA review comments. 5. TV Lounge / Billiard Room (A8.1 & ID-Series): INDICATE, min. one (1) table not to exceed max. 34 AFF with min. 30 w x 27 h x 19 d knee space for forward approach. PPDS has added a note on sheet ID3.0 to capture the above ADA review comments. Double Creek II, Austin, Texas Page 5 of 13 PAR: September 17, 2014

6 6. Fitness Center (A8.1 & ID-Series): Must comply with FHAG as for use by residents and their guests only. INDICATE, when installed, min. 36 w accessible route to min. one (1) of each type of fitness equipment. INDICATE, if wall mounted TV s project more than 4 from wall must have cane detection devices -or- must provide min. 80 v clearance. INDICATE, if dispensers provided, controls/slots must not exceed maximum 54 AFF for parallel approach or 48 AFF for forward approach, and if projecting more than 4 from wall, must have base not exceeding 27 AFF or have cane detection device. NOTE: Current ANSI A117.1 s have max. 48 AFF for both parallel and forward approaches. PPDS has added PLAN NOTES to ID1.0 ID3.0 to capture the above ADA review comments. 7. Mail Station (A8.1 & A8.6B): Must comply with FHAG as for use by residents only. INDICATE, ground floor dwelling unit MB s have locks centered within 54 AFF. INDICATE, on A8.6B/2 & /5, all parcel lockers have locks centered within 54 AFF NOTE: Current ANSI A117.1 s have max. 48 AFF for both parallel and forward approaches. 8. Hall Area (A8.1 & ID-Series): Must comply with ADAAG-2010 as for use by prospective residents (general public), and with FHAG as for use by residents. a. Drinking Fountains: INDICATE, lo-fountain has 27 h knee space and spout outlet not exceeding max. 36 AFF. INDICATE, hi-fountain has spout within AFF, RECOMMEND, 40 AFF, to allow for construction tolerance. PPDS has added PLAN NOTES to ID1.0 ID3.0 to capture the above ADA review comments. 9. Restrooms (A8.1 & ID-Series): Must comply with ADAAG-2010 if for possible use by prospective residents (general public). a. Mens Room (A8.6A): INDICATE, on A8.0, door type 4 bottom rail is min 10 h. INDICATE, on A8.6A/8, if top-mounted sink, rim not to exceed max. 34 AFF and knee space is min 8 d at 27 AFF. INDICATE, urinal partition, on sink side, not to exceed max. 24 d, if exceeding 24 d urinal alcove must be min. 36 w net clear. INDICATE, slope to floor drain not to exceed max. 2.0% in any direction. PPDS has verified that the specified sink is not a top mounted sink, and has added a note on elevations 1&3/ID4.3 to capture the above ADA review comments regarding clearances at the sink. i. Accessible Toilet: INDICATE, stall door is self-closing and has accessible hardware on both sides. RECOMMEND, on A8.6A/8, toilet centered 1-5 (17 ) from sidewall. INDICATE, TP dispenser centered 8 from front edge of toilet. INDICATE, if provided, coat hook not to exceed max. 48 AFF. NOTE: ADAAG-2010 & TAS-2012 allow accessible toilets to be centered from sidewall, therefore, recommend 17 to allow for +/- construction tolerance. b. Womens Room (A8.6A): INDICATE, on A8.0, door type 4 bottom rail is min 10 h. INDICATE, on A8.6A/6, if top-mounted sink, rim not to exceed max. 34 AFF and knee space is min 8 d at 27 AFF. INDICATE, slope to floor drain not to exceed max. 2.0% in any direction. PPDS has verified that the specified sink is not a top mounted sink, and has added a note on elevations 1&3/ID4.3 to capture the above ADA review comments regarding clearances at the sink. i. Accessible Toilet: INDICATE, stall door is self-closing and has accessible hardware on both sides. RECOMMEND, on A8.6A/6, toilet centered 1-5 (17 ) from sidewall. INDICATE, on A8.6A/7, TP dispenser centered 8 from front edge of toilet. INDICATE, if provided, coat hook not to exceed max. 48 AFF. Double Creek II, Austin, Texas Page 6 of 13 PAR: September 17, 2014

7 C. Dog Wash Room (A2.10, A4.56, S8.1, & L2.03): Must comply with FHAG as for use by residents only. COORDINATE, A2.10 & L2.03 show/indicate dog wash room attached to garage building, whereas, A4.56 & S8.1 show/indicate dog wash room as separate building. INDICATE, slope to floor drain not to exceed max. 2.0% in any direction. 1. Pet Wash Stations: Two (2) pet washing units provided, min. one (1) unit must be accessible. Must comply with FHAG as for use by residents only. INDICATE, accessible pet washing unit has floor of unit min. 15 AFF. INDICATE, washing unit controls are min. 15 AFF to max. 48 AFF, in an accessible location, and do not require tight grasping, pinching, or twisting of wrist to operate. INDICATE, leash restraint is within 24 of front of wash unit. 2. Grooming Counter: Assumed. INDICATE, min. 30 w section of countertop not to exceed max. 34 AFF with min. 30 w x 27 h x 19 d knee space for forward approach Employee Common-Use Areas: A. Maintenance Building (A4.55): Must comply with ADAAG-2010 as for use by employees only. 1. Entrance: INDICATE, door type 5 bottom rail is min 10 h. 2. Unisex Restroom: Elevations not submitted for this review. INDICATE, door type 5 bottom rail is min 10 h. INDICATE, door 5 privacy lock-set is push-button type. INDICATE, sink rim not to exceed max. 34 AFF with min. 30 w x 27 h x 8 d at 27 AFF knee space for forward approach. INDICATE, bottom edge of mirror reflective surface not to exceed max. 40 AFF. REVISE, sink edge to opposing toilet side wall must be min. 60 w net clear. RECOMMEND, toilet centered (1-5 ) 17 net clear of side wall to allow for +/- construction tolerance. INDICATE, TP dispenser centered 8 from front edge of toilet. NOTE: ADAAG-2010 & TAS-2012 also allow accessible toilets to be centered from sidewall, therefore, recommend 17 to allow for +/- construction tolerance Resident Common Use Areas - Exterior: A. Clubhouse Patio (A8.1 & ID-Series): INDICATE, on ID-Series, min. one (1) table not to exceed max. 34 AFF with min. 30 w x 27 h x 19 d knee space for forward approach. PPDS has added a note on sheet ID3.0 to capture the above ADA review comments. 1. Fireplace: INDICATE, if fireplace controls are for use by residents, must be min. 15 AFF to within 48 AFF and not require tight pinching or twisting of wrist to operate. 2. Drinking Fountains: INDICATE, lo-fountain has 27 h knee space and spout outlet not exceeding max. 36 AFF. RECOMMEND, hi-fountain spout at 40 AFF. PPDS has added PLAN NOTES to ID1.0 ID3.0 to capture the above ADA review comments. 3. Vending Area: REVISE, door 5 from hall does not have min. 18 w net clear pull side clearance. VERIFY, machines selected for installation have dispenser slots min. 15 AFF, and controls within max. 48 AFF. B. Dwelling Unit Buildings (A4-Series): The following comments apply to ground floor areas only. 1. Corridor / Breezeways: Must comply with FHAG as for use by residents and their guests only. Refer 2.02.A.3 & 5 comments. C. Pool / Pavilion Area (L-Series): Must comply with FHAG as for use by residents and their guests only. 1. Accessible Routes (L1.01): Refer 1.01.B comments Double Creek II, Austin, Texas Page 7 of 13 PAR: September 17, 2014

8 a. Access Gates (L1.01, L2.01, L2.02, & L4.02): Four (4) gates provided, with two (2) gates indicated as accessible, recommend, min. one (1) gate at pavilion area be accessible. INDICATE, on L2.02, southwest gate has min. 18 w x 60 d net clear pull side clearance and min. 12 w x 48 d net clear push side clearance. INDICATE, on L2.02, gate at clubhouse patio has min. 18 w net clear pull side clearance within 8 of gate plane. INDICATE, on L4.02/1, gate hardware is lever type mounted on both sides of accessible gates. 2. Pool Deck (L2.02): Slopes appear in current compliance with FHAG. 3. Rescue Aids (L2.01): INDICATE, must be in an accessible location and mounted within 48 AFF. 4. Emergency Phone (L2.01): INDICATE, must be in an accessible location and controls within 48 AFF. 5. Table Seating (L2.01): INDICATE, min. one (1) table not to exceed max. 34 h with min. 30 w x 27 h x 19 d knee space for forward approach. INDICATE, table umbrellas if provided, when open, have min. 80 v clearance. 6. Trees (L-Series): INDIATE, L-Series, trees planted adjacent to accessible routes and accessible areas not to have limbs below 80 AFF. 7. Pavilion Area (A4.58 & L-Series): Two (2) grills provided min. one (1) grill must be accessible. COORDINATE, A4.58/3 shows/indicates countertop height of 2-10, whereas, L2.03/1 shows/indicates height of 3-0, INDICATE, grill cooking surface not to exceed max. 34 AFF and controls not to require tight pinching or twisting of wrist to operate. a b Fireplace: INDICATE, on A4.58/3 & L2.03/1, if fireplace controls are for use by residents, must be min. 15 AFF to within 48 AFF and not require tight pinching or twisting of wrist to operate. Sitting Bar: REVISE, on A4.03/7, min. 30 w section of countertop must not exceed max. 34 AFF with min. 30 w x 27 h x 19 d knee space for forward approach. D. BBQ Grill Areas (L-Series): Two (2) locations provided, due to locations recommend both be accessible. Must comply with FHAG as for use by residents and their guests only. 1. Building 3 (L2.03): RECOMMEND, grill cooking surface not to exceed max. 34 AFF and controls not to require tight pinching or twisting of wrist to operate. INDICATE, min. one (1) table not to exceed max. 34 h with min. 30 w x 27 h x 19 d knee space for forward approach. 2. Buildings 7 & 8 (L2.03 & L4.03): Two (2) grills provided, min. one (1) grill must ba accessible. INDICATE, on L4.03/10, flagstone joints are flush with flagstone surfaces. RECOMMEND, grill cooking surface not to exceed max. 34 AFF and controls not to require tight pinching or twisting of wrist to operate. INDICATE, min. one (1) table at each area not to exceed max. 34 h with min. 30 w x 27 h x 19 d knee space for forward approach. INDICATE, table umbrellas if provided, when open, have min. 80 v clearance. E. Ping Pong Area (L-Series): Appears in current compliance with FHAG. F. Community Garden Area (L-Series): Two (2) planting bed shown/indicated as provided, min. one (1) bed must be accessible. Must comply with FHAG as for use by residents only. REVISE, on L1.02 & L1.03, granite grave is not an acceptable access route surface material. INDICATE, min. 36 w accessible route around min. one (1) planting bed. INDICATE, min. one (1) planting bed is min. 15 h. G. Dog Park (L-Series): Must comply with FHAG as for use by residents only. 1. Access Gates (A4.02): INDICATE, gate(s) have min. 18 w x 60 d net clear pull side clearance. INDICATE, on L4.02/1, gate hardware is lever type mounted on both sides of accessible gates. 2. Drinking Fountains: INDICATE, if for resident use, lo-fountain has 27 h knee space and spout outlet not exceeding max. 36 AFF. RECOMMEND, hi-fountain spout at 40 AFF. INDICATE, if for pet use, controls are min. 15 AFF and do not require tight pinching or twisting of wrist to operate Double Creek II, Austin, Texas Page 8 of 13 PAR: September 17, 2014

9 3. Bag Dispenser: INDICATE, on L2.03, dispenser in dog park area is adjacent to an accessible route. INDICATE, on L2.03, bag slots not to exceed max. 48 AFF. H. Trash / Recycle Enclosure (A4.57): Must comply with FHAG as for use by residents only. REVISE, on A4.57/4, trash chute sill not to exceed max. 34 AFF -OR- provide additional trash receptacles for disabled use Miscellaneous: The following items are not indicated or shown as provided, however, if provided, must comply with FHAG, as for use by residents only. B. Vehicle Electric Charging Stations: INDICATE, if provided, min. one (1) charging station must have min. 5-0 w access aisle on one (1) side of parking space and min. 5-0 w access aisle on other side of parking space with charging station at head of either access aisle. INDICATE, charging station controls not to exceed max. 48 AFF. REQUIREMENT 3: Usable Doors 3.01 General: All doors for passage within covered dwelling units must provide min. 31-5/8 w net clear opening. A. Door Widths (A3.0E): REVISE, on A3.0E Door Schedule, door 6 for passage, noted as 2-10 w x 1-3/4 thick, will provide approx. 31-1/4 w to 31-1/2 w net clear opening, must be 1-3/8 thick to provide min. 31-5/8 w net clear opening. NOTE: The 2-10 w x 1-3/4 thick door width issue has been observed on various of our site observations and these doors, where installed, provided approx. 31-1/4 w to 31-1/2 w net clear opening. B. Shower Doors: RECOMMEND, shower doors provide min. 31-5/8 w net clear opening. NOTE: Shower doors that did not provide min. 31-5/8 w net clear openings were cited on a DOJ project site survey report as not in compliance with FHAG Dwelling Units (A3.1 thru A3.13HC): Refer 3.01.A & B comments for ground floor dwelling units only. A. A4 Unit (A3.4): REVISE, patio door should be designated as 8. B. B1 Unit (A3.6): REVISE, pantry closet is more than 24 d, therefore, door must provide min. 31-5/8 w net clear opening. C. B2 Unit (A3.7): INDICATE, bath 1 linen & WIC door designations. D. B3 Unit (A3.8): INDICATE, living area closet door designation. E. B4 Unit (A3.9): REVISE, patio door should be designated as 15. F. B6 Unit (A3.11): INDICATE, pantry closet not to exceed max. 24 d, if more than 24 d, door must provide min. 31-5/8 w net clear opening. REQUIREMENT 4: Accessible Route Into and Through the Covered Unit 4.01 General: Accessible route through ground floor dwelling units must be min. 36 w net clear, except at doors. A. Flooring Transitions (ID-Series): Details not submitted for this review. INDICATE, flooring transition strips do not exceed max. 1/2 h with top 1/4 having 1:2 or shallower bevel. If transition strip exceeds max. 1/2 h must have 1:12 or shallower slope. NOTE: 1/2 h quarter-round style transition strip, is not considered accessible as 1:2 or shallower slope is not provided. PPDS has added PLAN NOTES to ID5.0 ID5.2 to capture the above ADA review comments. Double Creek II, Austin, Texas Page 9 of 13 PAR: September 17, 2014

10 4.02 Dwelling Units (A3.1 thru A3.13HC, A5.1, & S-Series): Refer 4.01.A comment for ground floor dwelling units only. COORDINATE, A5.1/15 indicates 1/2 v between interior slab and breezeway slab, however, S-Series foundation plans do not indicate a 1/2 v. Interior finish floor material surface must not exceed max. 1/2 v to corridor / breezeway levels International Building Code & ICC A : Refer, Accessibility Requirements 1 General, comments. A. Entrance Doors: This is a possible building code issue and not a FHAG issue. Ground floor dwelling unit entrance doors must have min. 18 w net clear pull side clearance per ICC A Sections & 404 (refer ). REQUIREMENT 5: Light Switches, Electrical Outlets, Thermostats, and Other Environmental Controls in Accessible Locations 5.01 General: The following comments apply to ground floor dwelling units only 5.01 Light Switches (E1): Heights of wall switches appear in current compliance with FHAG. INDICATE, on E-2.1 Electrical Symbol Legend, height of countertop switches not to exceed max. 46 to top of toggle/lever in the onposition. A. L-Shaped & U-Shaped Kitchens (E6 thru E9): REVISE, on E61 thru E9, countertop pendent light switches must be centered min. 36 from inside GB corner. B. Galley Kitchens (E6 thru E9): 1. A3-HC Unit (E6): INDICATE, on E6, pendent light switch centered within 12 of front edge of countertop Electrical Outlets (E1): INDICATE, on E1 Mounting Heights, 15 AFF is to centerline of bottom outlet of duplex. A. L-Shaped & U-Shaped Kitchens (E6 thru E9): INDICATE, on E61 thru E9, by dimension, min. one (1) outlet centered min. 36 from each inside GB corner. B. Bathrooms (E6 thru E9): INDICATE, on E6 thru E9, by dimension, side wall mounted outlets, on continuous walls or tub projection walls, centered min. 18 from inside GB corner. C. Desks (E6 thru E9): INDICATE, on E6 thru E9, outlet to be located above desk as outlet below desk is not considered accessible Thermostats (M1): INDICATE, on M1 Mechanical Symbol Schedule, top of thermostat controls not to exceed max. 48 AFF International Building Code & ICC A : The following issue is a possible building code issue not a FHAG issue. A. Type A (HC) Dwelling Units (E6, E7 & E9): Range vents at A3-HC, B1-HC, & C2-HC, redundant vent & light controls are noted over countertop, therefore, countertop must not exceed max. 34 h x 24 d, refer ICC A Sections , 309 (refer 309.4) & 308 (refer ). REQUIREMENT 6: Reinforced Walls for Grab Bars 6.01 Wall Reinforcement (A1.4 & A3.1 thru A3.13HC): Blocking locations appear in current compliance with FHAG. A. Bath Tubs: RECOMMEND, on A1.4 & A3.1 thru A3.13HC-A, blocking at head & foot walls to within 6 of corners. Double Creek II, Austin, Texas Page 10 of 13 PAR: September 17, 2014

11 NOTE: FHAG Requirement 6 Fig. 4, tub head and foot wall blocking of min. 24 is based on standard 30 w tub, if wider garden / soaking style tubs provided, should provide blocking to within 6 of corner REQUIREMENT 7A: Usable Kitchens 7A.01 General: A. Clearances: Min. 40 w net clear must be provided between countertops and all opposing countertops, walls, and appliance faces. NOTES: This issue is based on a HUD Fair Housing Accessibility First interpretation (they will only offer verbal/oral interpretations and will not issue written interpretations. They have said that the FHA-DM 7.23 diagram is incorrect in that the 3-0 min. wide entrance into the kitchen should be 40 min., and that the 40 clear between countertops and opposing wall verbiage takes precedence over the diagram. They also said there are no plans to issue an errata on this issue and/or other issues. FHAG Requirement 7(1)(b) does not indicate or give exceptions to the 40 clear dimension. During our field observations/surveys with DOJ and accessibility advocacy group inspectors, where 40 w net clear was not provided from kitchen countertops to opposing features, it was cited as not in compliance with FHAG. B. Clear Floor Spaces: Min. 30 x48 clear floor spaces must be centered on fixtures and appliances. NOTE: Centering of clear floor spaces is not referenced in FHAG, however, the opinion of HUD, DOJ, and various accessibility advocacy groups is that the clear floor space must be centered on fixtures and appliances, and where not provided, has been cited on their project site accessibility surveys. C. Refrigerators: VERIFY, depth and width of refrigerators, including rear air space, selected for installation. For our review purposes we assume 32 d from wall to refrigerator door face. D. Ranges: VERIFY, depth of actual range selected for installation. E. Countertops: Installed countertops are approx. 25-1/2 w. Countertops from Canada have been measured at approx. 25-3/4 w (metric conversion). F. Tolerances: RECOMMEND, 1-2 tolerance for construction, refer COMMENTS No. 2 at end of this review. 7A.02 Kitchens (A3.1 thru A3.13HC-A): Refer 7A.01.C & F comments for ground floor dwelling units only. A. A1 Unit (A3.1): COORDINATE, A3.1/6 is reverse of plan. REVISE, refrigerator face to opposing pantry finish wall must be min. 48 w net clear to provide min. 30 x48 clear floor space for forward approach, as centered parallel approach not provided, refer 7A.01.B & C comments. B. A3 Unit (A3.3): REVISE, refrigerator face to opposing pantry finish wall must be min. 48 w net clear to provide min. 30 x48 clear floor space for forward approach, as centered parallel approach not provided, refer 7A.01.B & C comments. C. A3-HC Unit (A3.3HC): REVISE, refrigerator face to opposing pantry finish wall must be min. 48 w net clear to provide min. 30 x48 clear floor space for forward approach, as centered parallel approach not provided, refer 7A.01.B & C comments. D. B2 Unit (A3.7): REVISE, refrigerator face to opposing pantry finish wall must be min. 48 w net clear to provide min. 30 x48 clear floor space for forward approach, as centered parallel approach not provided, refer 7A.01.B & C comments. 7A International Building Code & ICC A : The following issue is a possible building code issue not a FHAG issue. Double Creek II, Austin, Texas Page 11 of 13 PAR: September 17, 2014

12 A. B2 Unit (A3.7): If washer on A3.7/4 is top loading, must have min. 30 x48 clear floor space for parallel approach, refer ICC A Section REQUIREMENT 7B: Usable Baths 7B.01 General: A. Bath Types: 1. Spec. A Baths: All fixtures must be accessible, to include multiple lavatory sinks, tubs, and showers. 2. Spec. B Baths: One (1) of each type fixture must be accessible. If one (1) bath in dwelling unit meets Spec. B requirements other bath(s) only have to meet FHAG Requirements 3, 4, 5, & 6. a. Requirements: i. Countertops/Sink Rims: Must not exceed max. 34 AFF, if top mounted sink, rim must not exceed max. 34 AFF. ii. Tubs / Showers: Must provide min. 30 x48 clear floor space for parallel approach from control wall. B. Toilets (A3.1 thru A3.10HC-A): RECOMMEND, toilets centered min. 1-4 (16 ) from countertop ends to allow for construction tolerance. NOTE: Toilet centerlines have been a constant issue during our field observations, therefore, we recommend the increasing the toilet centerline dimensions to allow for construction tolerance, refer 7B.01.E comment. C. Countertops: Typical installed countertops are approx. 22 w. D. Removable Base Cabinets: Must provide min. 30 w net clear opening centered on sink, with back and side walls finished, flooring installed, and pipe protective provided, so that no additional finish work is required when cabinet is removed. Removal of base cabinets must be able to be accomplished by the resident per FHA-DM pg E. Tolerances: RECOMMEND, 1-2 tolerance for construction, refer COMMENTS No. 2 at end of this review. 7B.02 Bathrooms (A3.1 thru A3.10HC-A): Refer 7B.01.B & E comments for ground floor dwelling units only: 7B International Building Code & ICC A : The following issues are possible building code issue not FHAG issues. A. A3-HC Unit (A3.3HC): Toilet must have continuous side wall to allow installation of min. 42 grab bar, refer ICC A Section Toilet must be centered 18 absolute from finish side wall to comply with both A117.1 & FHAG. B. C2-HC Unit (A3.13HC-A): Min. one (1) sink on A3.13HC-A/5 must have removable type base cabinet providing min. 30 w x 27 h x 8 d at 27 AFF. MISCELLANEOUS: International Building Code & ICC A : The following issues are possible building code issues not FHAG issues. RECOMMEND, HC dwelling units be designated on A4-Series building plans. A. Type A (HC) Dwelling Units (A3.0E): 1. Windows: A3-HC, B1-HC, & C2-HC dwelling units must have operable window controls within 48 AFF, refer ICC A Sections , , 309 (refer 309.3) & 308 (refer 308.3). Double Creek II, Austin, Texas Page 12 of 13 PAR: September 17, 2014

13 COMMENTS 1. This accessibility review was undertaken to identify design features of the project that may be considered by governmental agencies or departments, or non-governmental groups to be non-compliant with ADAAG Title III and FHAG. As ADAAG Title III and FHAG are federal civil rights laws, there is no federal review process to ensure full compliance with the guidelines, except through the federal court system. While this report cites specific design features of the project that possibly could be considered noncompliant by some parties, it does not mean to indicate that the reviewer believes these features to be noncompliant. Therefore, the comments, opinions, and recommendations, expressed in this review are based on professional judgment gained from past experience with accessibility laws, codes, and standards; involvement with the Federal Department of Justice and accessibility advocacy groups on selected project surveys / reviews; and the working involvement to develop accessibility standards that will meet or exceed the applicable federal guidelines. Accordingly, no claims or warranties, expressed or implied, are made that in preparing this review and proposing recommendations, that all possible barriers to all people have been identified. 2. Currently the Federal Department of Justice (DOJ) will not accept negative tolerances, even construction tolerances, unless that tolerance is indicated in FHAG or ADAAG. RECOMMEND, building in tolerances where accessibility minimum and maximum limits are indicated on drawings. A. State and local jurisdictional authorities may accept negative tolerances, however, those accepted tolerances cannot reduce ADAAG or FHAG accessibility requirements. 3. Where State or local accessibility requirements allow reductions in accessibility, those reductions cannot reduce ADAAG or FHAG accessibility requirements. 4. ANSI A Providing Accessibility and Usability for Physically Handicapped People, is made part of the Fair Housing Amendments Act of 1988, by reference in the Fair Housing Act Guidelines, 24 CFR Chapter FHA-DM where indicated references the Fair Housing Act - Design Manual, with revision date of April This accessibility review is based on the documents noted as submitted, and it is understood that further reviews may incorporate items not indicated in this review, due to additional or revised documentation being submitted. END OF ACCESSIBILITY REVIEW Double Creek II, Austin, Texas Page 13 of 13 PAR: September 17, 2014