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File: Charette on Hotel room alteration design
solutions-dec 8 2008
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Charette task: Redesign greater accessibility to existing
hotel units, sleeping rooms, and
suites using code criteria as found in the 2004 Florida Building Code, Building,
inclusive of, Chapter 11, Accessibility Code for Building Construction, as
certified by the Department of Justice
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Consider all relevant code sections of the Florida
Building Code for alteration to units
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Consider all structural issues to existing units in
proposed design solutions
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Consider all technically infeasibility concerns to
all of the design and alteration solutions
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Consider all cost effective ways to achieve
alteration to addressed units
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Plan, design, complete and present team solutions
to altered room plans
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Produce a finished Charette product in a timely
manor of 3 hours
Note: The design
product(s) as created by the Charette will not change the law, rather intended
to clarify problematic issues while altering existing space constraints within
hotel sleeping unites, sleeping rooms and suites.
Charette Goal:
This will
be a 3 hour timed exercise to increase the accessibility and usability of
exiting hotel rooms and suites by complying with the 2004 Florida Building Code
and all related sections. The finished product should include the following: 1)
budget for the hotel unit, 2) increase accessibility,
functionality and usability to the hotel unit space, 3) address all code related architectural
elements to the re-design exercise.
Charette Product:
Produce at
a minimum of one drawing of a redesigned hotel unit. Presentation of the
results will be shown to the Charette audience indicating the design problem
and solution of the individual teams . The audience
will have an opportunity to ask questions to the respective teams on their
projects. The results will be reported to the Florida Building Commission at
the December 2008 Commission regular meeting.
Charette Code relevant Sections:
FBC Code citations:
Chapter 1 ADMINISTRATION
SECTION 104
DUTIES AND POWERS OF BUILDING OFFICIAL
104.11 Alternative
materials, design and methods of construction and equipment.
The provisions of this code are not intended to prevent the installation
of any material or to prohibit any design or method of construction not
specifically prescribed by this code, provided that any such alternative has
been approved. An alternative material, design or method of construction shall
be approved where the building official finds that the proposed design is
satisfactory and complies with the intent of the provisions of this code, and
that the material, method or work offered is, for the purpose intended, at
least the equivalent of that prescribed in this code in quality, strength,
effectiveness, fire resistance, durability and safety. When alternate life
safety systems are designed, the SFPE Engineering Guide to Performance-Based
Fire Protection Analysis and Design of Buildings, or other methods approved by
the building official may be used. The building official shall require that
sufficient evidence or proof be submitted to substantiate any claim made
regarding the alternative.
104.11.3 Accessibility.
Alternative designs and technologies for providing access to and
usability of a facility for persons with disabilities shall be in accordance
with Section 11.2.2.
CHAPTER 11-
PART A
SECTION 11-2
GENERAL
11-2.2 Equivalent facilitation.
Departures from particular technical and
scoping requirements of this code by the use of other designs and technologies
are permitted where the alternative designs and technologies used will provide
substantially equivalent or greater access to and usability of the facility.
Departure
from the explicit technical and scoping requirements of this code for any
element voids any otherwise applicable presumption of rebuttable evidence that
the element has been constructed or altered in accordance with the minimum
accessibility requirements of the
SECTION 11-9
ACCESSIBLE TRANSIENT
LODGING
11-9.1 Hotels, motels, inns, boarding houses,
dormitories, resorts and other similar places of transient lodging.
11-9.1.2 Accessible
units, sleeping rooms, and suites
Accessible sleeping rooms or
suites that comply with the requirements of Sections 11-9.2.1 to 11-9.2 shall be provided in
conformance with the table below. In addition, in hotels, of 50 or more
sleeping rooms or suites, additional accessible sleeping rooms or suites that
include a roll-in shower shall also be provided in conformance with the table
below. Such accommodations shall comply with the requirements of Sections 11-9.2 , and 11-4.21 , and Figure 57 (a) or 57(b).
In
all buildings, structures and facilities licensed as a hotel, motel or
"resort condominium" pursuant to Chapter 509, Florida Statutes, a
number of rooms equaling at least 5 percent of the guest rooms minus the number
of Accessible rooms required by the table below shall provide the additional
special accessibility features of Section 11-9.2.3 .
|
Number of Rooms |
Accessible Rooms |
Rooms with Roll-in Showers |
|
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1 to 25 26 to 50 51 to 75 76 to 100 101 to 150 151 to 200 201 to 300 301 to 400 401 to 500 501 to 1000 1001 and over |
1 2 3 4 5 6 7 8 9 2% of total 20 plus 1 for each 100 over
1000 |
1 1 2 2 3 4 4, plus one for each additional
100 over 400 |
(See second paragraph of
Section 11-9.1.2 ) |
11-9.1.5
Alterations to accessible units, sleeping
rooms, and suites
When sleeping rooms are being
altered in an existing facility, or portion thereof, subject to the
requirements of this section, at least one sleeping room or suite that complies
with the requirements of Section 11-9.2 shall be provided for
each of the 25 sleeping rooms, or fraction thereof, of rooms being altered
until the number of such rooms provided equals the number required to be
accessible with Section 11-9.1.2 . In addition, at
least one sleeping room or suite that complies with the requirements of Section
11-9.3 shall be provided for
each of the 25 sleeping rooms, or fraction thereof, of rooms being altered
until the number of such rooms equals the number required to be accessible by
Section 11-9.1.3 .
11-9.2 Requirements for accessible units, sleeping rooms
and suites.
Units, sleeping rooms, and suites
required to be accessible by Section 11-9.1 shall comply with
Section 11-9.2 .
11-9.2.2 Minimum
requirements.
An accessible unit, sleeping room
or suite shall be on an accessible route complying with Section 11-4.3 and have the following
accessible elements and spaces.
(1) Accessible
sleeping rooms shall have a 36 inch (915 mm) clear width maneuvering space
located along both sides of a bed, except that where two beds are provided,
this requirement can be met by providing a 36 inches (915 mm) wide maneuvering space
located between the two beds.
(2) An accessible
route complying with Section 11-4.3 shall connect all
accessible spaces and elements, including telephones, within the unit, sleeping
room, or suite. This is not intended to require an elevator in multistory units
as long as the spaces identified in Sections 11-9.2.2(6) and 11-9.2.2(7) are on accessible
levels and the accessible sleeping area is suitable for dual occupancy.
(3) Doors and
doorways designed to allow passage into and within all sleeping rooms, suites
or other covered units shall comply with Section 11-4.13 .
(4) If fixed or
built-in storage facilities such as cabinets, shelves, closets, and drawers are
provided in accessible spaces, at least one of each type provided shall contain
storage space complying with Section 11-4.25 . Additional storage
may be provided outside of the dimensions required by Section 11-4.25 .
(5) All controls
in accessible units, sleeping rooms, and suites shall comply with Section 11-4.27 .
(6) Where provided
as part of an accessible unit, sleeping room, or suite, the following spaces
shall be accessible and shall be on an accessible route:
(a) The living
area.
(b) The dining
area.
(c)
At least one sleeping area.
(d) Patios,
terraces, or balconies.
Exception: The requirements of Sections 11-4.13.8 and 11-4.3.8 do not apply where it
is necessary to utilize a higher door threshold or a change in level to protect
the integrity of the unit from wind/water damage. Where this exception results
in patios, terraces or balconies that are not at an accessible level,
equivalent facilitation shall be provided. (e.g., equivalent facilitation at a
hotel patio or balcony might consist of providing raised decking or a ramp to
provide accessibility).
(e) At least one
full bathroom (i.e., one with a water closet, a lavatory, and a bathtub or
shower).
(f) If only half
baths are provided, at least one-half bath.
(g)
Carports, garages or parking spaces.
(7) Kitchens,
kitchenettes or wet bars: When provided as accessory to a sleeping room or
suite, kitchens, kitchenettes, wet bars, or similar amenities shall be
accessible. Clear floor space for a front or parallel approach to cabinets,
counters, sinks, and appliances shall be provided to comply with Section 11-4.2.4 .
Countertops and sinks shall be mounted at a maximum height of 34 inches (865
mm) above the floor. At least 50 percent of shelf space in cabinets or
refrigerator/freezers shall be within the reach ranges of Section 11-4.2.5 or 11-4.2.6 and space shall be
designed to allow for the operation of cabinet and/or appliance doors so that
all cabinets and appliances are accessible and usable. Controls and operating
mechanisms shall comply with Section 11-4.27 .
(8)
Sleeping room accommodations for persons with hearing impairments required by
Section 11-9.1 and complying with
Section 11-9.3 shall be provided in
the accessible sleeping room or suite.
11-9.2.3
Hotel, motel and condominium special accessibility feature.
Nothing in this section shall be construed as relieving the
owner of the responsibility of providing accessible rooms in conformance with
Sections 11-9.1 and 11-9.5 of the code.
In all buildings, structures
and facilities licensed as a hotel, motel or resort condominium pursuant to
Chapter 509, Florida Statutes, a number of rooms equaling at least 5 percent of
the guest rooms minus the number of accessible rooms required by the table in Section 11-9.1.2 shall provide the following additional special accessibility
features:
(1)
Grab rails in bathrooms and toilet rooms which comply with Section 11-4.16.4 of this code.
(2)
All beds in designed accessible guest rooms shall be open-frame type to permit
passage of lift devices.
(3)
All standard water closet seats shall be at a height of 15 inches (381 mm),
measured vertically from the finish floor to the top of the seat, with a
variation of plus or minus ˝ inch (12.7 mm). A portable or attached raised
toilet seat shall be provided in all designated permanent disability accessible
rooms.
11-9.3 Visual alarms, notification devices and
telephones.
In sleeping
rooms required to comply with this section, auxiliary visual alarms shall be
provided and shall comply with Section 11-4.28.4 . Visual
notification devices shall also be provided in units, sleeping rooms and suites
to alert room occupants of incoming telephone calls and a door knock or bell.
Notification
devices shall not be connected to auxiliary visual alarm signal appliances.
Permanently installed telephones shall have volume controls complying with
Section 11-4.31.5 ; an accessible
electrical outlet within 4 feet (1219 mm) of a telephone connection shall be
provided to facilitate the use of a text telephone.
11-9.3.2 Equivalent facilitation.
For
purposes of this section, equivalent facilitation shall include the
installation of electrical outlets (including outlets connected to a facility’s
central alarm system) and telephone wiring in sleeping rooms and suites to
enable persons with hearing impairments to utilize portable visual alarms and
communication devices provided by the operator of the facility.