4.34 DWELLING UNITS.
4.34.1 GENERAL.
The requirements of 4.34 apply to dwelling units required to be accessible by 4.1.
4.34.2* MINIMUM REQUIREMENTS.
An accessible dwelling unit shall be on an accessible route. An accessible dwelling unit shall have the following accessible elements and spaces as a minimum:
(1) Common spaces and facilities serving individual accessible dwelling units (for example, entry walks, trash disposal facilities, and mail boxes) shall comply with 4.2 through 4.33.
(2) Accessible spaces shall have maneuvering space complying with 4.2.2 and 4.2.3 and surfaces complying with 4.5.
(3) At least one accessible route complying with 4.3 shall connect the accessible entrances with all accessible spaces and elements within the dwelling units.
(4) See 4.1.1(5)(d) — Parking.
(5) Removed and reserved.
(6) Doors to and in accessible spaces that are intended for passage shall comply with 4.13, except that the provisions of 4.13.9 apply only to the doors at accessible entrances to the unit itself.
(7) At least one accessible entrance to the dwelling unit shall comply with 4.14.
(8) Storage in accessible spaces in dwelling units, including cabinets, shelves, closets, and drawers, shall comply with 4.25.
(9) All controls in accessible spaces shall comply with 4.27. Those portions of heating, ventilating, and air conditioning equipment requiring regular, periodic maintenance and adjustment by the resident of a dwelling shall be accessible to people in wheelchairs. If air distribution registers must be placed in or close to ceilings for proper air circulation, this specification shall not apply to the registers.
(10) Emergency alarms as required by 4.1 and complying with 4.28.4 shall be provided in the dwelling unit.
(11) Removed and reserved.
(12) At least one full bathroom shall comply with 4.34.5. A full bathroom shall include a water closet, a lavatory, and a bathtub or a shower.
(13) The kitchen shall comply with 4.34.6.
(14) If laundry facilities are provided, they shall comply with 4.34.7.
(15) The following spaces shall be accessible and shall be on an accessible route:
(a) The living area.
(b) The dining area.
(c) The sleeping area, or the bedroom in one bedroom dwelling units, or at least two bedrooms or sleeping spaces in dwelling units with two or more bedrooms.
(d) Patios, terraces, balconies, carports, and garages, if provided with the dwelling unit.
4.34.3 ADAPTABILITY.
The specifications for 4.34.5 and 4.34.6 include the concept of adaptability. Accessible dwelling units may be designed for either permanent accessibility or adaptability.
4.34.4 CONSUMER INFORMATION.
To ensure that the existence of adaptable features will be known to the owner or occupant of a dwelling, the following consumer information shall be provided in each adaptable dwelling unit available for occupancy:
(1) Notification of the alternate heights available for the kitchen counter and sink, and the existence of removable cabinets and bases, if provided, under counters, sinks, and lavatories.
(2) Notification of the provisions for the installation of grab bars at toilets, bathtubs, and showers.
(3) Notification that the dwelling unit is equipped to have a visual emergency alarm installed.
(4) Identification of the location where information and instructions are available for changing the height of counters, removing cabinets and bases, installing a visual emergency alarm system, and installing grab bars.
(5) Notification that the dwelling unit has been designed in accordance with this Uniform Federal Accessibility Standards.
In addition, the parties who will be responsible for making adaptations shall be provided with the following information:
(1) Instructions for adjusting or replacing kitchen counter and sink heights and for removing cabinets.
(2) A scale drawing showing methods and locations for the installation of grab bars.
(3) A scale drawing showing the location of adjustable or replaceable counter areas and removable cabinets.
(4) Identification of the location of any equipment and parts required for adjusting or replacing counter tops, cabinets, and sinks.
(5) Instructions for installing a visual emergency alarm system, if the dwelling unit is equipped for such an installation.
4.34.5* BATHROOMS.
Accessible or adaptable bathrooms shall be on an accessible route and shall comply with the requirements of 4.34.5.
4.34.5.1 DOORS.
Doors shall not swing into the clear floor space required for any fixture.
(1) Clear floor space at the water closet shall be as shown in Fig. 47(a). The water closet may be located with the clear area at either the right or left side of the toilet.
(2) The height of the water closet shall be at least 15 in (380 mm), and no more than 19 in (485 mm), measured to the top of the toilet seat.
(3) Structural reinforcement or other provisions that will allow installation of grab bars shall be provided in the locations shown in Fig. 47(b). If provided, grab bars shall be installed as shown in Fig. 29 and shall comply with 4.26.
(4) The toilet paper dispenser shall be installed within reach as shown in Fig. 47(b).
Figure 47
Water Closets in Adaptable Bathrooms
Figure 47(a) Clear Floor Space for Adaptable Bathrooms
Figure 47(b) Reinforced Areas for Installation of Grab Bars Note: The hatched areas are reinforced to receive grab bars.
4.34.5.3 LAVATORY, MIRRORS, AND MEDICINE CABINETS.
(1) The lavatory and mirrors shall comply with 4.22.6.
(2) If a cabinet is provided under the lavatory in adaptable bathrooms, then it shall be removable to provide the clearances specified in 4.22.6.
(3) If a medicine cabinet is provided above the lavatory, then the bottom of the medicine cabinet shall be located with a usable shelf no higher than 44 in (1120 mm) above the floor.
4.34.5.4 BATHTUBS.
If a bathtub is provided, then it shall have the following features:
4.34.5.4(1) Floor space.
(1) Floor space. Clear floor space at bathtubs shall be as shown in Fig. 33.
4.34.5.4(2) Seat.
(2) Seat. An in-tub seat or a seat at the head end of the tub shall be provided as shown in Fig. 33 and 34. The structural strength of seats and their attachments shall comply with 4.26.3. Seats shall be mounted securely and shall not slip during use.
4.34.5.4(3) Grab bars.
(3) Grab bars. Structural reinforcement or other provisions that will allow installation of grab bars shall be provided in the locations shown in Fig. 48. If provided, grab bars shall be installed as shown in Fig. 34 and shall comply with 4.26.
4.34.5.4(4) Controls.
(4) Controls. Faucets and other controls shall be located as shown in Fig. 34 and shall comply with 4.27.4.
4.34.5.4(5) Shower unit.
(5) Shower unit. A shower spray unit with a hose at least 60 in (1525 mm) long that can be used as a fixed shower head or as a hand-held shower shall be provided.
Figure 48
Location of Grab Bars and Controls of Adaptable Bathtubs
Figure 48(a) With Seat in Tub Note: The hatched areas are reinforced to receive grab bars.
Figure 48(b) With Seat at Head of Tub Note: The hatched areas are reinforced to receive grab bars.
4.34.5.5 SHOWERS.
If a shower is provided, it shall have the following features:
4.34.5.5(1) Size and clearances.
(1) Size and clearances. Shower stall size and clear floor space shall comply with either Fig. 35(a) or (b). The shower stall in Fig. 35(a) shall be 36 in by 36 in (915 mm by 915 mm). The shower stall in Fig. 35(b) will fit into the same space as a standard 60 in (1525 mm) long bathtub.
4.34.5.5(2) Seat.
(2) Seat. A seat shall be provided in the shower stall in Fig. 35(a) as shown in Fig. 36. The seat shall be 17 in to 19 in (430 mm to 485 mm) high measured from the bathroom floor and shall extend the full depth of the stall. The seat shall be on the wall opposite the controls. The structural strength of seats and their attachments shall comply with 4.26.3. Seats shall be mounted securely and shall not slip during use.
4.34.5.5(3) Grab bars.
(3) Grab bars. Structural reinforcement or other provisions that will allow installation of grab bars shall be provided in the locations shown in Fig. 49. If provided, grab bars shall be installed as shown in Fig. 37 and shall comply with 4.26.
4.34.5.5(4) Controls.
(4) Controls. Faucets and other controls shall be located as shown in Fig. 37 and shall comply with 4.27.4. In the shower stall in Fig. 35(a), all controls, faucets, and the shower unit shall be mounted on the side wall opposite the seat.
4.34.5.5(5) Shower unit.
(5) Shower unit. A shower spray unit with a hose at least 60 in (1525 mm) long that can be used as a fixed shower head at various heights or as a hand-held shower shall be provided.
Figure 49
Location of Grab Bars and Controls of Adaptable Showers
Figure 49(a) 36-in by 36-in Stall Note: The hatched areas are reinforced to receive grab bars.
Figure 49(b) 30-in by 60-in Stall Note: The hatched areas are reinforced to receive grab bars.
4.34.5.6 BATHTUB AND SHOWER ENCLOSURES.
Enclosures for bathtubs or shower stalls shall not obstruct controls or transfer from wheelchairs onto shower or bathtub seats. Enclosures on bathtubs shall not have tracks mounted on their rims.
4.34.5.7 CLEAR FLOOR SPACE.
Clear floor space at fixtures may overlap.
4.34.6 KITCHENS.
Accessible or adaptable kitchens and their components shall be on an accessible route and shall comply with the requirements of 4.34.6.
4.34.6.1* CLEARANCE.
Clearances between all opposing base cabinets, counter tops, appliances, or walls shall be 40 in (1015 mm) minimum, except in U-shaped kitchens, where such clearance shall be 60 in (1525 mm) minimum.
4.34.6.2 CLEAR FLOOR SPACE.
A clear floor space at least 30 in by 48 in (760 mm by 1220 mm) complying with 4.2.4 that allows either a forward or a parallel approach by a person in a wheelchair shall be provided at all appliances in the kitchen, including the range or cooktop, oven, refrigerator/freezer, dishwasher, and trash compactor. Laundry equipment located in the kitchen shall comply with 4.34.7.
4.34.6.3 CONTROLS.
All controls in kitchens shall comply with 4.27.
4.34.6.4 WORK SURFACES.
At least one 30 in (760 mm) section of counter shall provide a work surface that complies with the following requirements (see Fig. 50):
(1) The counter shall be mounted at a maximum height of 34 in (865 mm) above the floor, measured from the floor to the top of the counter surface, or shall be adjustable or replaceable as a unit to provide alternative heights of 28 in, 32 in, and 36 in (710 mm, 815 mm, and 915 mm), measured from the top of the counter surface.
(2) Base cabinets, if provided, shall be removable under the full 30 in (760 mm) minimum frontage of the counter. The finished floor shall extend under the counter to the wall.
(3) Counter thickness and supporting structure shall be 2 in (50 mm) maximum over the required clear area.
(4) A clear floor space 30 in by 48 in (760 mm by 1220 mm) shall allow a forward approach to the counter. Nineteen inches (485 mm) maximum of the clear floor space may extend underneath the counter. The knee space shall have a minimum clear width of 30 in (760 mm) and a minimum clear depth of 19 in (485 mm).
(5) There shall be no sharp or abrasive surfaces under such counters.
Figure 50
Counter Work Surface
Figure 50(a) Before Removal of Cabinets and Base
Figure 50(b) Cabinets and Base Removed and Height Alternatives
4.34.6.5* SINK.
The sink and surrounding counter shall comply with the following requirements (see Fig. 51):
(1) The sink and surrounding counter shall be mounted at a maximum height of 34 in (865 mm) above the floor, measured from the floor to the top of the counter surface, or shall be adjustable or replaceable as a unit to provide alternative heights of 28 in, 32 in, and 36 in (710 mm, 815 mm, and 915 mm), measured from the floor to the top of the counter surface or sink rim. The total width of sink and counter area shall be 30 in (760 mm).
(2) Rough-in plumbing shall be located to accept connections of supply and drain pipes for sinks mounted at the height of 28 in (710 mm).
(3) The depth of a sink bowl shall be no greater than 6-1/2 in (165 mm). Only one bowl of double- or triple-bowl sinks needs to meet this requirement.
(4) Faucets shall comply with 4.27.4. Lever-operated or push-type mechanisms are two acceptable designs.
(5) Base cabinets, if provided, shall be removable under the full 30 in (760 mm) minimum frontage of the sink and surrounding counter. The finished flooring shall extend under the counter to the wall.
(6) Counter thickness and supporting structure shall be 2 in (50 mm) maximum over the required clear space.
(7) A clear floor space 30 in by 48 in (760 mm by 1220 mm) shall allow forward approach to the sink. Nineteen inches (485 mm) maximum of the clear floor space may extend underneath the sink. The knee space shall have a clear width of 30 in (760 mm) and a clear depth of 19 in (485 mm).
(8) There shall be no sharp or abrasive surfaces under sinks. Hot water and drain pipes under sinks shall be insulated or otherwise covered.
Figure 51
Kitchen Sink
Figure 51(a) Before Removal of Cabinets and Base
Figure 51(b) Cabinets and Base Removed and Height Alternatives
4.34.6.6* RANGES AND COOKTOPS.
Ranges and cooktops shall comply with 4.34.6.2 and 4.34.6.3. If ovens or cooktops have knee spaces underneath, then they shall be insulated or otherwise protected on the exposed contact surfaces to prevent burns, abrasions, or electrical shock. The clear floor space may overlap the knee space, if provided, by 19 in (485 mm) maximum. The location of controls for ranges and cook-tops shall not require reaching across burners.
4.34.6.7* OVENS.
Ovens shall comply with 4.34.6.2 and 4.34.6.3. Ovens shall be of the self-cleaning type or be located adjacent to an adjustable height counter with knee space below (see Fig. 52). For side-opening ovens, the door latch side shall be next to the open counter space, and there shall be a pull-out shelf under the oven extending the full width of the oven and pulling out not less than 10 in (255 mm) when fully extended. Ovens shall have controls on front panels; they may be located on either side of the door.
Figure 52
Ovens without Self-Cleaning Feature
Figure 52(a) Side-hinged Door
Figure 52(b) Bottom-hinged Door
SYMBOL KEY
1. Countertop or wall-mounted oven
2. Pull-out board preferred with side-opening door.
3. Clear open space.
4. Bottom-hinged door
4.34.6.8* REFRIGERATOR/FREEZER.
Refrigerator/freezers shall comply with 4.34.6.3. Provision shall be made for refrigerators which are:
(1) Of the vertical side-by-side refrigerator/freezer type; or
(2) Of the over-and-under type and meet the following requirements:
(a) Have at least 50 percent of the freezer space below 54 in (1370 mm) above the floor.
(b) Have 100 percent of the refrigerator space and controls below 54 in (1370 mm).
Freezers with less than 100 percent of the storage volume within the limits specified in 4.2.5 or 4.2.6 shall be the self-defrosting type.
Dishwashers shall comply with 4.34.6.2 and 4.34.6.3. Dishwashers shall have all rack space accessible from the front of the machine for loading and unloading dishes.
4.34.6.10* KITCHEN STORAGE.
Cabinets, drawers, and shelf areas shall comply with 4.25 and shall have the following features:
(1) Maximum height shall be 48 in (1220 mm) for at least one shelf of all cabinets and storage shelves mounted above work counters (see Fig. 50).
(2) Door pulls or handles for wall cabinets shall be mounted as close to the bottom of cabinet doors as possible. Door pulls or handles for base cabinets shall be mounted as close to the top of cabinet doors as possible.
4.34.7 LAUNDRY FACILITIES.
If laundry equipment is provided within individual accessible dwelling units, or if separate laundry facilities serve one or more accessible dwelling units, then they shall meet the requirements of 4.34.7.1 through 4.34.7.3.
4.34.7.1 LOCATION.
Laundry facilities and laundry equipment shall be on an accessible route.
4.34.7.2 WASHING MACHINES AND CLOTHES DRYERS.
Washing machines and clothes dryers in common use laundry rooms shall be front loading.
4.34.7.3 CONTROLS.
Laundry equipment shall comply with 4.27.
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