Work Portion of Live/Work Units Must Be Wheelchair Accessible

For a couple of years I’ve been watching & writing about changes at 901 Locust St. The former Board of Education building, built in 1893, was converted into loft-style apartments at least a decade ago. The ground-floor retail space, however, has struggled.

• November 2013: Historic Art Deco Storefronts Removed From Board of Education Building
• May 2014: From Art Deco To Aluminum

So the building’s new owner removed the old storefronts and installed new ones — more open. I questioned how these spaces would meet the accessibility requirements of the Americans with Disabilities Act of 1990 (ADA) and building codes:

1103.2.13 Live/work units. In live/work units constructed in accordance with Section 419, the portion of the unit utilized for nonresidential use is required to be accessible. The residential portion of the live/work unit is required to be evaluated separately in accordance with Sections 1107.6.2 and 1107.7.

Live/work units are dwelling units in which a significant portion of the space includes a nonresidential use operated by the tenant/owner. Although the entire unit is classified as a Group R-2 occupancy, for accessibility purposes it is viewed more as a mixed-use condition. The residential portion of the unit is regulated differently for accessibility purposes than the nonresidential portion.

The floor area of the dwelling unit that is intended for residential use is regulated under the provisions of Section 1107.6.2 for Group R-2 occupancies. The requirements for an Accessible unit, Type A unit or Type B unit would be applied based upon the specific residential use of the unit and the number of units in the structure. The exceptions for Type A and Type B units set forth in Section 1107.7 would also exempt such units where applicable. For example, a two story dwelling unit above the work unit in a non-elevator building would never be subject to Type B requirements due to the exemption in Section 1107.7.2. The code does not clarify if a two story live/work unit with the business on the entire first floor and the residence on the entire second floor would be considered a multi-story dwelling unit for purposes of the exception in Section 1107.7.2.

In the nonresidential portion of the unit, full accessibility would be required based upon the intended use. For example, if the nonresidential area of the unit is utilized for hair care services, all elements related to the service activity must be accessible. This would include site parking where provided, site and building accessible routes, the public entrance, and applicable patron services. In essence, the work portion of the live/work unit would be regulated in the same manner as a stand-alone commercial occupancy.  (International Code Council)

Perhaps one big retail space with an accessible entry off Locust? A 24/7 pharmacy like CVS or Walgreens? Nope, the owner has built apartments on the ground floor — billing them as “live/work” units.

The six live/work units range from $1,295/mo for a 760 sq ft one bedroom to $1,995/mo for a 2,480 sq ft 2-story 2-bed unit. All include another entrance connecting to the building, but it’s not clear how disabled customers would reach these doors, if at all.

If you rent one of the spaces without direct sidewalk access please note your business will be responsible for ADA compliance.

Sunday Poll: How would you rate conditions today compared to just prior to Mike Brown’s death?

One year ago today Michael Brown was fatally shot by Ferguson Police Officer Darren Wilson. For today’s poll, a barometer of how things stand today compared to a year ago.

Please vote below, the answers are presented in random order. The “conditions” are left up to you to interpret.

The poll is open until 8pm.

— Steve Patterson

1701 Locust Street To Become Apartments

In April I posted a list of buildings I’d like to see rehabbed. Then in July Ald Hubbard introduced a Redevelopment plan for 1701 Locust, one of the buildings on my list.

The building, in the block West of my loft, will be divided into apartments. Looking forward to seeing this long-vacant building come back to life!

— Steve Patterson

Parking On Clark Still Police-Only A Year After Old Headquarters Vacated

A year ago the St. Louis Metropolitan Police moved from their old headquarters at Tucker & Clark to their new HQ on Olive, between 19th-20th. Back in April 2011 I wondered what would become of police-only parking on Clark between Tucker & 14th once the move happened. It seems nothing would happen.

The old police headquarters is, presumably, vacant. So who’s parking on Clark in spaces marked for “police vehicles only”? My guess is the police academy at Tucker & Spruce, just south of the old police HQ.

When the police left their old building the on-street parking on Clark should’ve become metered parking for the general public.

— Steve Patterson

Readers: Let Small Bar Exemptions From Smoking Ban Law Expire In January 2016

Nearly three-quarters of readers think the 5-year exemptions from St. Louis’ smoking ban should expire, as scheduled, after January 1, 2016. Nobody selected the option to repeal the ban altogether.

Here are the results from the Sunday Poll:

Q: Small bars were exempted from St Louis’ smoking ban for 5 years, it expires in January. What should happen:

1. Let the exemptions expire as scheduled 37 [74%]
2. Extend the exemptions permanently 10 [20%]
3. Other: 2 [4%]
   1. Extend the extension for smoke shops only
   2. ban smoking in casinos
4. Extend the exemptions for 1-5 years 1 [2%]
5. TIE  0 [0%]
   1. Repeal the smoking ban
   2. Unsure/no answer

I agreed with the one “other” answer that casinos should also be smoke-free.  I’m going to email this to all the aldermen, but I ask you to contact your alderman as well.  Please contact them to let them know the exemptions shouldn’t be extended.

Click here to find your alderman.

— Steve Patterson