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DA
Public Accommodations
ADA -- Public Accommodation Desk Reference 2010
THE AMERICANS WITH
        DISABILITIES ACT
                      Public Accommodations

            T A B L E                O F         C O N T E N T S


OVERVIEW OF THE LAW ...............................................................2
COVERAGE ....................................................................................2
PUBLIC ACCOMMODATIONS ......................................................3
COMMERCIAL FACILITIES ..........................................................5
EXAMINATIONS AND COURSES ................................................6
EXEMPTIONS FOR PRIVATE CLUBS AND
RELIGIOUS ORGANIZATIONS .....................................................7
OBLIGATIONS IMPOSED ONLY
ON PUBLIC ACCOMMODATIONS ...............................................7
   A. General Anti-Discrimination Prohibitions ......................7
   B. Integrated Settings ...........................................................8
   C. Specific Requirements ...................................................10
      1. Eligibility Criteria .......................................................10
      2. Modification of Policies .............................................10
      3. Auxiliary Aids & Services ...........................................11
      4. Barrier Removal .........................................................12
      5. Retaliation ..................................................................14
      6. Limitation on Title III Obligations ............................15
OBLIGATIONS IMPOSED ON BOTH COMMERCIAL
FACILITIES AND PUBLIC ACCOMMODATIONS ......................15
   A. New Construction ............................................................15
   B. Alterations .......................................................................16
ENFORCEMENT OF TITLE III’s PROVISIONS ..........................19
CONCLUSION ............................................................................20




                                                                 ©2010 Fisher & Phillips LLP
This booklet should not be construed as legal advice or legal opinion on any specific
facts or circumstances. You are urged to consult your lawyer concerning your particular
situation and any specific legal questions you may have. Employers are specifically
encouraged to consult an attorney to determine whether they are subject to other unique
state requirements that extend beyond the scope of this booklet.
T
    he Americans with Disabilities Act (ADA) established a
    new protected class, aimed at ensuring that individuals
    with disabilities are more fully included in all segments of
    society. Title I of the ADA deals with the employment
    aspects of the law. The rights and obligations of employers
    under Title I were outlined in a previous booklet in this
    series.

        ADA’s Title III is entitled Public Accommodations and
    Services Operated by Private Entities. It requires owners
    and operators of businesses to accommodate disabled
    patrons, customers, and members of the public generally to
    the greatest extent possible. The purpose of Title III is to
    ensure that individuals with disabilities are able to partici-
    pate more fully in society through improved access to pub-
    lic places including commercial establishments, hotels,
    shopping centers and entertainment and sporting events.

        This booklet provides an overview of the requirements
    imposed on private entities to comply with this law. While
    in-depth coverage of Title III is not possible within this lim-
    ited space, our goal is to provide a quick source of prelimi-
    nary information for busy executives.




                                                                      1
OVERVIEW     Title III of the ADA prohibits certain private entities (“places
             of public accommodation”) from discriminating against
OF THE LAW   individuals with disabilities by maintaining places of busi-
             ness that are physically inaccessible to the disabled or
             through policies which do not provide equal access. State
             and local governments are regulated by Title II of the ADA,
             while the federal government and federally funded activities
             are covered by Sections 501 and 504 of the Rehabilitation
             Act of 1973. (This booklet covers only Title III)




             The Act protects three categories of individuals with dis-
COVERAGE     abilities:

                 1. those who have a physical or mental impairment
                    that substantially limits one or more major life
                    activities. Physical or mental impairments can
                    include such things as physiological disorders,
                    cosmetic disfigurements, anatomical loss or psy-
                    chological disorders.

                 2. those who have a record of a physical or mental
                    impairment that substantially limits one or more
                    major life activities; and

                 3. those who are regarded as having such an
                    impairment, whether they actually have the
                    impairment or not.

                 Major life activities include activities such as caring for
             one’s self, walking, seeing, hearing, speaking, breathing,
             learning and working. The term also includes bodily func-
             tions such as the immune system, normal cell growth,
             digestive, bowel, bladder, neurological, brain, respiratory,
             circulatory, endocrine and reproductive functions. Title III
             applies to all public accommodations and to a lesser extent



2
commercial facilities, and private entities offering exami-
           nations or courses for professional or trade purposes. Each
           is dealt with separately below.




           A public accommodation is defined as a “private entity
PuBLIC     which affects commerce.” It typically includes all private
ACCOMMO-   businesses that offer goods and services to the public,
DATIONS    although an establishment is not automatically considered
           a public accommodation merely because non-employees
           occasionally enter the facility.

               If individuals frequent your facility to utilize your ser-
           vices, the areas open to the public should be accessible to
           persons with disabilities. In the case of a landlord and ten-
           ant, both have joint responsibility to ensure that their facil-
           ity is accessible to individuals with disabilities. The land-
           lord and tenant may both be liable in the event of a lawsuit
           regardless of any provision in a lease which stipulates dif-
           fering levels of responsibility.

              Definitions of Public Accommodations. Title III has
           defined places of public accommodation as the following :

                 •      places of lodging – an inn, hotel or motel;

                 •      establishments serving food or drink – a res-
                        taurant or bar;

                 •      places of exhibition or entertainment – a
                        motion picture house, theater, concert hall or
                        stadium;

                 •      places of public gathering – an auditorium,
                        convention center or lecture hall;




                                                                             3
•     sales or rental establishments – a bakery,
                grocery store, clothing store, hardware store,
                shopping center. This applies to wholesale as
                well as retail sales businesses which sell to
                individuals but does not apply to wholesale
                establishments which sell only to other busi-
                nesses;

          •     service establishments – a laundromat, dry
                cleaner, bank, barber shop, beauty shop, trav-
                el service, shoe repair service, funeral parlor,
                gas station, office of an accountant or lawyer,
                pharmacy, insurance office or professional
                office of a health care provider;

          •     stations used for specified public transporta-
                tion – a terminal or depot;

          •     places of public display or collection – a
                museum, library or gallery;

          •     places of recreation – a park, zoo or amuse-
                ment park;

          •     places of education – a nursery, elementary,
                secondary, undergraduate or post-graduate
                private school, or other place of education;

          •     social service centers – a day care center,
                senior center, homeless shelter, food bank or
                adoption agency; and

          •     places of exercise or recreation – a gymnasi-
                um, health spa, bowling alley or golf course.

       Your facility must fall within one of these categories to
    qualify as a public accommodation, but the examples listed
    within each category are not exhaustive.



4
Moreover, a single area or part of an establishment may
             be classified as a place of public accommodation. For
             example, if a doctor maintains his or her office at home,
             that part of the home used as an office, including the
             entrance and the office itself, is considered a public accom-
             modation. By the same token, a rental office within an
             apartment complex is considered a public accommodation,
             but the individual apartments are not.




COMMERCIAL   Commercial facilities are defined as facilities operated by
             private entities. Commercial facilities must comply with
FACILITIES   the “new construction” and “”alteration” sections of Title
             III but not with the general anti-discrimination provisions
             applicable to public accommodations or the barrier removal
             requirements, both of which are discussed below. If por-
             tions of a commercial facility are open to the public, that
             portion may be subject to the additional requirements
             which apply to public accommodations outlined in this
             booklet.

                Examples of commercial facilities include:

                   •     factories;

                   •     warehouses;

                   •     office buildings that do not contain entities
                         defined as public accommodations;

                   •     other buildings in which employment may
                         occur;

                   •     wholesale establishments that sell exclusive-
                         ly to other businesses;

                   •     private airports.


                                                                             5
Aircraft, railroad locomotives, cabooses, freight cars,
                         passenger cars, and any facility covered by the Fair
                         Housing Act or specifically exempt from coverage under
                         the Fair Housing Act are exempt from the definition of
                         commercial facilities. Public accommodations and com-
                         mercial facilities are both subject to Title III’s require-
                         ments for new construction and alterations.




EXAMINATIONS Titlecourses related to applications,that offer examinations
             and
                   III requires private entities
                                                   licensing, certification,
AND COuRSES or credentials for professional or trade purposes to be
                         accessible to individuals with disabilities. If a course or
                         examination cannot be offered in ways that accommodate
                         individuals with disabilities, alternative accessible
                         arrangements must be provided. In order to ensure that
                         individuals with disabilities can take examinations, the
                         necessary accommodations must be determined by looking
                         at the particular circumstances and at the abilities of each
                         individual.

                             In addition, examinations and courses must be offered
                         at times and locations that are equally as convenient and
                         occur as frequently as those offered to individuals without
                         disabilities. For example, a nurse licensing exam that is
                         administered in a warm, well-lit, second floor classroom is
                         not accessible to an individual who uses a wheelchair. The
                         Nursing Board may allow that individual to take the exam
                         in a room located on the first floor as long as that room is
                         also well-lit and heated.




 6
EXEMPTIONS               A club classified as private pursuant to Title II of the Civil
                         Rights Act of 1964 and religious organizations or entities
FOR PRIVATE              controlled by religious organizations, are exempt from Title
CLuBS AND                III’s requirements. Despite the exemption, a private child
RELIGIOuS                care facility operating in space leased from a church would
                         have to comply with Title III, although the church, or a day
ORGANI-                  care facility run by the church would not. However, if the
zATIONS                  day care center operated in space donated by a religious
                         organization, the exemption from coverage would apply to
                         the private day care center as well as the church. A private
                         club loses its exemption when the club is rented to an out-
                         side organization.




OBLIGATIONS Title III specifies that no individual with a disability mayser-
             discriminated against or denied the full use of “goods,
                                                                         be

IMPOSED ONLy vices, facilities, privileges, advantages or accommodations”
ON PuBLIC    offered by a public accommodation. The phrase “goods,
ACCOMMO-     services, facilities, privileges, advantages or accommoda-
             tions” applies to whatever type of goods or services your
DATIONS      public accommodation provides to your customers and cli-
                         ents. The goal is to ensure that a public accommodation
                         provides essentially the same opportunities to individuals
                         with disabilities as it provides to all other individuals.

                         A. General Anti-Discrimination Prohibitions

                         A public accommodation must provide individuals with dis-
                         abilities:

                             •    equal opportunities to participate. For example, a
                                  restaurant cannot refuse to admit an individual
                                  simply because the individual has a mental
                                  impairment;




                                                                                          7
•    opportunities to benefit from its goods and services. For
             example, theaters may not restrict individuals with dis-
             abilities to attendance at selected performances;

        •    benefits that are as close as possible to those received by
             all other individuals. However, separate programs for
             individuals with disabilities are permissible when neces-
             sary to ensure that they are provided with equal opportu-
             nities. Individuals with disabilities may not be required
             to accept “special” programs and cannot be excluded
             from regular programs. For example, a private health
             club may sponsor a separate basketball league for indi-
             viduals who use wheelchairs. Despite the fact that such
             a league exists, an individual who uses a wheelchair
             cannot be denied the opportunity to participate in the
             regular basketball league unless some other limitation
             applies, such as the exclusion is necessary for the safe
             operation of the league.

                  In addition, your public accommodation must not
             apply standards to individuals with disabilities that have
             the effect of discriminating against them based on their
             disabilities.

             Example: requiring a driver’s license as the only
             acceptable identification to cash a check would prevent
             disabled persons who cannot obtain a license from cash-
             ing a check.

    B. Integrated Settings

    Title III requires that goods, services, facilities, privileges, advan-
    tages and accommodations are provided to individuals with dis-
    abilities in the most integrated setting appropriate to their needs.
    Unfortunately, Title III provides only limited guidance regarding
    what constitutes the most integrated setting.




8
The concept of integration includes two basic principles:

   •    individuals with disabilities cannot be excluded,
        segregated or denied equal opportunities based on
        stereotypes, fears, patronizing attitudes or pre-
        sumptions regarding their abilities, and

   •    any modifications made for persons with disabili-
        ties must be offered as a choice, not a “require-
        ment.”

    Generally, individuals with disabilities may not be
required to participate in separate programs designed
exclusively for them, nor may they be segregated from the
larger society; they must have the same opportunities to
participate in routine activities within the environment as
all other citizens.

    Public accommodations have the duty to maintain in
working condition to the maximum extent feasible, the
features that make the public accommodation physically
accessible to individuals with disabilities. This includes
maintaining accessible elevators, ramps, routes, doors, etc.
For example, a building manager of a three story building
cannot turn off the elevators during normal business hours
to cut costs, although he would be able to do so in order to
provide routine maintenance.

    You may not deny access to goods or services to individ-
uals with disabilities because your insurance carrier has
indicated that insurance coverage does not apply (or rates
will increase) if individuals with disabilities are allowed to
enter your facility.

    You may deny goods or services to individuals with dis-
abilities if their participation would result in direct threat
to the health and safety of others, but only when this threat
cannot be eliminated through an alteration of policies,
practices or procedures.


                                                                 9
The decision regarding whether an individual with a
     disability poses a “direct threat” must be individualized
     and based on reasonable judgments that rely upon up-to-
     date medical evidence or the best available evidence to
     determine:

        •   the nature, duration and severity of the threat;

        •   the probability that the threat will occur; and
        •   whether reasonable modifications of policies, prac-
            tices or procedures will diminish the threat.

        Example: A little league baseball organization violated
        the ADA by banning a wheelchair bound coach from the
        field based on safety considerations, without first mak-
        ing an “individualized and reasonable assessment.”

     C. Specific Requirements

     Title III contains specific examples of conduct which violates
     the general rule prohibiting discrimination. For example:

     1. Eligibility Criteria

     You may not impose special eligibility criteria that deny
     individuals with disabilities full and equal enjoyment of
     your goods and services, unless it can be shown that the
     criteria are necessary in order to provide the goods and
     services or to ensure the safe operation of your public
     accommodation. Safety requirements may not be based on
     speculation, generalizations or stereotypes.

     2. Modification of Policies

     You must make reasonable modifications in policies, prac-
     tices, or procedures which allow you to provide goods and
     services to individuals with disabilities, unless the modifi-
     cations would drastically change (“fundamentally alter”)
     the goods, services and privileges.

10
Example: A car rental company has a policy that cars will
not be rented to a customer unless the customer has
worked at his present job for at least one year. A disabled
individual with other sources of income applies to rent a
car. The ADA requires the company to modify its policy to
permit rentals by customers with other adequate sources
of income such as social security, disability benefits or vet-
erans’ benefits.

    In addition, while you need not provide personal servic-
es or devices to individuals with disabilities, you must allow
individuals with service animals such as guide dogs to have
access to your facility unless doing so would fundamentally
alter or jeopardize the safe operation of your facility.

3. Auxiliary Aids and Services

You must provide auxiliary aids and services to allow com-
munication by disabled individuals who have impairments
such as vision, hearing or speech impairments that sub-
stantially limit the individual’s ability to communicate,
unless it can be shown that they would fundamentally alter
the nature of your goods and services or pose an “undue
burden,” defined as a significant difficulty or expense. The
goal is to ensure effective communication. The type of
auxiliary aid required to ensure such communication will
vary depending upon the length and complexity of the com-
munication involved.

    A “fundamental alteration” is a modification that is so
significant that it changes the basic characteristics of the
goods, services, privileges, advantages or accommodations
offered. Examples of auxiliary aids include, but are not
limited to, qualified interpreters, telecommunication
devices for individuals with hearing impairments (TDDs),
Brailled materials and open or closed captioning. TDDs
must be provided when customers, clients, patients or par-
ticipants, such as hospital patients and hotel guests, are
allowed to make outgoing calls on a regular basis.


                                                                 11
Example: A deaf individual goes to his physician after
     experiencing symptoms of a mild heart attack for a thor-
     ough examination and a battery of tests and requests an
     interpreter. The physician should arrange for a qualified
     interpreter since one is likely necessary for effective com-
     munication.

     Example: A restaurant may provide a menu in Braille for
     a sight-impaired patron, or require that a wait staffer read
     the menu to the person.

     4. Barrier Removal

     You must remove physical barriers and communication
     barriers that are structural in nature whenever it is readily
     achievable to do so. The obligation to remove these types
     of barriers is continuing and a barrier removal that may
     not be readily achievable at one point may later be required
     when there is a change in circumstances which makes bar-
     rier removal possible.

        A physical barrier is a part of your facility that hinders
     access by people with disabilities. Telephones, drinking
     fountains and mirrors that are mounted at a height that is
     not “reachable” to individuals using wheelchairs are some
     examples. Deep pile carpeting, which may hinder access
     to people using wheelchairs and crutches, is another
     example.

         A communication barrier that is “structural in nature”
     is a physical barrier that is a crucial part of the structure of
     your facility. Examples of such barriers include conven-
     tional signs which are usually inaccessible to those who
     have vision impairments, and the absence of adequate
     sound buffers in noisy areas that would reduce the noise,
     which makes it difficult for individuals with limited hear-
     ing to hear. Communication devices such as TDDs, tele-
     phone handset amplifiers and digital check out displays are



12
auxiliary aids; therefore, failure to provide them is not a
communication barrier that is structural in nature.

   “Readily achievable” is defined as easily accomplish-
able and able to be carried out without much difficulty or
expense. The obligation to remove existing barriers does
not apply to areas of a facility used only by employees, such
as work areas. (However, barrier removal may be a reason-
able accommodation required under Title I when necessary
to accommodate an applicant or employee). In determin-
ing whether barrier removal is readily achievable, courts
will consider factors such as the nature and cost of the
removal, the overall financial resources of the public
accommodation, and the effect of the barrier removal on
the expenses and resources of the facility.

    Examples of barrier removal that may be readily achiev-
able include: installing ramps; making curb cuts in side-
walks and entrances; repositioning shelves; repositioning
telephones; widening doors; installing raised toilet seats;
installing audible alarms; and creating designated accessi-
ble parking spaces.

  Several priorities in determining which barriers to
modify first are:

   • access from public sidewalks, parking or public
     transportation;

   • access to those areas of a public accommodation
     where goods and services are made available to
     the public;

   • access to restroom facilities; and

   • any other remaining barriers which prevent an
     individual with a disability from using a public
     accommodation’s goods and services.



                                                                13
If barrier removal is not readily achievable, you must
     take “alternate measures” to make goods and services
     available if such measures are readily achievable.
     Examples of readily achievable alternate measures include
     providing home delivery or curb service, relocating activi-
     ties to accessible areas, or the use of portable ramps.
     Individuals with disabilities may not be charged for the
     costs required to provide such alternate solutions.

         Existing places of assembly such as theaters, confer-
     ence rooms or auditoriums, are required to provide a rea-
     sonable number of wheelchair seating spaces and aisle
     seats with removable armrests for individuals with disabil-
     ities. The wheelchair seating must be scattered through-
     out the seating area and must adjoin an accessible path.
     The seating should allow individuals with disabilities to sit
     with their companions and to have seating that is indistin-
     guishable from the general seating. When such seating is
     impossible, you may provide portable seating so that indi-
     viduals in wheelchairs may sit with their companions.
     This type of seating is not required in spaces with 300 or
     fewer seats and no more than six spaces are required in
     spaces with 301 to 500 seats.

         In addition to complying with Department of
     Transportation regulations, public accommodations that
     provide transportation to their customers, such as shuttle
     buses offered by hotels, private companies, shopping cen-
     ters, schools and resorts, must remove barriers to the
     extent that it is readily achievable. However, such a public
     accommodation is not required to retrofit hydraulic or air
     lifts in order to comply with the ADA.

     5. Retaliation

     A public accommodation may not retaliate against disabled
     individuals who exercise their rights under the ADA or
     those who help others assert their rights.



14
6. Limitation on Title III Obligations

              You are not required to provide individuals with disabili-
              ties personal devices such as eyeglasses, hearing aids, per-
              sonal aids, personal services or to alter inventory to make
              items available for disabled individuals that you would not
              carry under ordinary circumstances.




OBLIGATIONS   Both public accommodations and commercial facilities
              must comply with the new construction and alteration por-
IMPOSED ON    tions of Title III. The ADA does not require new construc-
BOTH          tion or alterations be undertaken but does require that,
COMMERCIAL    when you construct or alter a facility, the construction or
              alterations must comply with its requirements.
FACILITIES
AND PuBLIC    A. New Construction
ACCOMMO-      The new construction provision requires that newly con-
DATIONS       structed facilities scheduled for first occupancy after
              January 26, 1993, regardless of size, must be readily acces-
              sible to and usable by individuals with disabilities to the
              extent that it is not structurally impracticable. If a building
              was occupied before January 26, 1993, it is not covered by
              Title III’s new construction requirements. The “structural-
              ly impracticable” exception is very limited and rarely
              applied.

                 “Readily accessible” and “usable by” means that your
              facility or part of your facility can be approached, entered
              and used by individuals with disabilities.

                  Compliance with this provision will be considered
              structurally impracticable only when the unique character-
              istics of the land, such as constructing a building on stilts
              in a marsh, prevent the implementation of accessibility
              standards. If providing access to individuals with one type



                                                                                15
of a disability (e.g. physical impairments) is structurally
     impracticable, accessibility still must be provided for indi-
     viduals with all other types of disabilities. Standards for
     accessibility are contained in the ADA Accessibility
     Guidelines (ADAAG) which are set forth in an Appendix to
     Title III.

         Work areas must be constructed so that individuals with
     disabilities can approach, enter and exit the area. This
     does not require all individual work stations be fully acces-
     sible at the time of construction.

         For new construction, elevators are not required in
     facilities that have less than three stories or with fewer
     than 3,000 square feet per floor, unless the facility is a
     shopping center, shopping mall, contains the professional
     office of a health care provider, or a station used for public
     transportation. A shopping mall is either 1) a building with
     five or more sales or retail establishments, or 2) a series of
     buildings on a common site with five or more sales or retail
     establishments.

         Those stores listed in the fifth category of places of pub-
     lic accommodation (those listed on page 4 of this booklet)
     such as a bakery, grocery store, hardware store, etc. are
     included within the phrase “sales and retail establish-
     ments.” For example, a strip of stores with a grocery, cloth-
     ing store, restaurant, dry cleaner, bank and a pharmacy is
     not a “shopping center or mall” because only two of the
     stores are listed in the fifth category of places of public
     accommodation.

     B. Alterations

     Alterations to public accommodations and commercial
     facilities which commenced after January 26, 1992 must be
     made so the altered area is “readily accessible to” and
     “usable by” individuals with disabilities, to the maximum
     extent feasible.


16
An alteration is defined as any change that affects or
could affect the usability of or access to a building or facili-
ty. For example, if the flooring in a store is being replaced,
the new floor must comply with the ADAAG requirements
for non-slip surfaces and carpeting.

    The definition of alteration includes, but is not limited
to, remodeling, renovation, rehabilitation, reconstruction,
historic restoration, changes or rearrangement of structur-
al parts or elements, and changes or rearrangement of
walls and full-height partitions. Normal maintenance,
changes to mechanical and electrical systems, painting,
reproofing and asbestos removal are not considered altera-
tions.

    “Readily accessible to” and “usable by” individuals with
disabilities means that a facility or part of a facility can be
approached, entered and used by individuals with disabili-
ties. All alterations must comply with the ADAAG.

    When alterations are made to a “primary function
area,” an accessible path of travel to the changed area, and
the bathrooms, telephones and water fountains which ser-
vice that area, must be created to the extent that the cost of
the added accessibility is not out of proportion to the over-
all cost of the original alteration. “Primary function area”
is an area where a major activity takes place, such as the
customer service and work areas in public accommoda-
tions and offices and work areas in commercial facilities.
The cost is disproportionate if it exceeds 20% of the origi-
nal alteration.

   For example, the customer service area of a dry cleaner
and the area behind the counter are primary function
areas. If the cost exceeds 20%, the path of travel should be
made accessible to the extent that any disproportionate
costs are not incurred. Widening doorways, installing
ramps, making bathrooms accessible, lowering telephones



                                                                   17
and relocating water fountains are several examples of
     alterations that can be considered when determining
     whether the 20% disproportionality test has been met.
     However, the path of travel requirement does not apply to
     alterations to windows, hardware, controls, electrical out-
     lets and signs in a primary function area.

         Any alterations made to public accommodations eligible
     for listing on the National Register of Historic Places or
     buildings which have been qualified as “historic” under
     state or local law must comply, to the maximum extent fea-
     sible, with the ADAAG. If access to a public accommodation
     which is a historic property cannot be accomplished with-
     out destroying or threatening the property’s historic signif-
     icance, you may follow alternative methods of accessibility.
     Title III does not apply this alternative method exception to
     commercial facilities.

         Elevators are not required in facilities that have less
     than three stories or with fewer than 3,000 square feet per
     floor, unless your facility is a shopping center, shopping
     mall, contains a professional office of a health care provid-
     er or a station used for public transportation. If your facili-
     ty is not eligible for this exemption, you still may not be
     required to install elevators if the cost of installation is out
     of proportion with the cost of the overall alteration.




18
ENFORCEMENT Private individuals who are discriminated against in viola-
               tion of Title III may file a private lawsuit for injunctive
OF TITLE III’S relief . Injunctive relief can include either an order requir-
PROVISIONS ing you to change your facility to make it readily accessible
                          to and usable by individuals with disabilities, or an order
                          requiring you to provide an auxiliary aid or service, change
                          a policy or furnish an alternative method of accessibility.

                              Private individuals who reasonably believe that they are
                          about to be discriminated against as a result of any new
                          construction or alterations which will not be accessible,
                          may sue to force you to stop or change the construction or
                          alteration.

                             The Attorney General may also bring lawsuits in
                          instances of overall public importance or where a pattern
                          or practice of discrimination is alleged. Only the Attorney
                          General may seek monetary damages and penalties not to
                          exceed $50,000 for the first violation or $100,000 for any
                          subsequent violation. The Attorney General may not seek
                          punitive damages.

                             A court may award attorney’s fees regardless of what
                          type of violation of Title III is alleged.

                             In the event of a civil lawsuit, the court shall consider
                          any good faith effort or attempts you make in an effort to
                          comply with Title III when determining the amount of mon-
                          etary damages that should be assessed against you.




                                                                                         19
CONCLuSION   With a law as complex as Title III of the ADA, it is not suffi-
             cient merely to attempt to treat individuals with disabilities
             in the same manner as you treat members of society at
             large. You must actively take steps to avoid violating Title
             III when contemplating any new construction or alteration
             of existing facilities, including meeting with your archi-
             tects and construction company to ensure that all plans are
             in compliance with the ADAAG.

                If you own, operate, lease to or from a public accommo-
             dation, it is crucial that you review all policies and proce-
             dures to determine if any of them have the effect of exclud-
             ing individuals with disabilities from access to your facility
             or from the goods and services you offer. Review how
             information is communicated to your customers and cli-
             ents to decide whether any auxiliary aids should be made
             available to individuals with hearing, speech or vision
             impairments.

                Also, refer to the ADAAG to determine whether your
             facility has any barriers to access and whether the rest-
             rooms, telephones and water fountains are accessible to
             individuals with disabilities. If any barriers exist, remove
             them as soon as possible.




     O
             nly after instituting preventative measures such as those
             outlined above can you reduce the likelihood that your
             facility is violating one or more of the provisions of the
             ADA.




             For further information about these contents, please contact
             any office of Fisher & Phillips LLP or visit our website at
             www.laborlawyerscom
20
OThER BOOkLETS IN ThIS SERIES:


   Age Discrimination In Employment Act

   Americans With Disabilities Act
   (The Employment Aspects)

   Business Immigration

   COBRA

   Employment Discrimination

   Family Medical Leave Act

   Fair Labor Standards Act
   (Exemptions & Recordkeeping)

   Fair Labor Standards Act
   (Wage & Hour Provisions)

   HIPAA

   Immigration Law

   National Labor Relations Act
   (Unfair Labor Practices)

   National Labor Relations Act
   (Union Organizing)

   OSHA

   Sexual Harassment

   USERRA

   WARN Act



                                          21
ADA -- Public Accommodation Desk Reference 2010
ADA -- Public Accommodation Desk Reference 2010
Atlanta                                                           Orlando
     1500 Resurgens Plaza                                               1250 Lincoln Plaza
   945 East Paces Ferry Road                Irvine                   300 South Orange Avenue
      Atlanta, GA 30326                     Suite 1000                  Orlando, FL 32801
        404.231.1400                    2050 Main Street                   407.541.0888
                                        Irvine, CA 92614
        Charlotte                         949.851.2424                   Philadelphia
          Suite 2020                                             Radnor Financial Center, Suite 650
     227 West Trade Street              Kansas City                  201 King of Prussia Road
     Charlotte, NC 28202                    Suite 400                   Radnor, PA 19087
         704.334.4565                 104 West 9th Street                  610.230.2150

         Chicago                     Kansas City, MO 64105                  Phoenix
   1000 Marquette Building               816.842.8770                        Suite 1450
  140 South Dearborn Street                                           201 E. Washington Street
      Chicago, IL 60603                   Las Vegas                     Phoenix, AZ 85004
        312.346.8061                        Suite 950                      602.281.3400
                                  3800 Howard Hughes Parkway
         Columbia                     Las Vegas, NV 89169               Portland, Me
         Suite 1400                       702.252.3131             400 Congress Street, 4th Floor
      1901 Main Street                                                 Portland, ME 04101
     Columbia, SC 29201                   Louisville                      207.774.6001
        803.255.0000                       Suite 2000
                                      220 West Main Street
                                                                        Portland, Or
           Dallas                     Louisville, KY 40202
                                                                             Suite 1250
     Thanksgiving Tower                                                 111 SW Fifth Avenue
                                         502.561.3990
  1601 Elm Street, Suite 4343                                           Portland, OR 97204
      Dallas, TX 75201                                                     503.242.4262
        214.220.9100                     New Jersey
                                      430 Mountain Avenue                  San Diego
          Denver                      Murray Hill, NJ 07974                 Suite 1000
         Suite 3300                       908.516.1050                 4747 Executive Drive
      1999 Broadway                                                    San Diego, CA 92121
   Denver, CO 80202-3025               New Orleans                         858.597.9600
       303.218.3650                        Suite 3710
                                     201 St. Charles Avenue             San Francisco
    Fort Lauderdale                  New Orleans, LA 70170                   Suite 2340
           Suite 800                     504.522.3303                One Embarcadero Center
  450 East Las Olas Boulevard                                      San Francisco, CA 94111-3712
   Fort Lauderdale, FL 33301                                               415.490.9000
         954.525.4800
                                                                              Tampa
         Houston                                                   2300 SunTrust Financial Centre
  Two Allen Center, Suite 620                                          401 E. Jackson Street
      1200 Smith Street                                                  Tampa, FL 33602
     Houston, TX 77002                                                     813.769.7500
        713.292.0150


                                  “SolutionS At Work”
    AtlAntA • ChArlotte • ChiCAgo • ColumbiA • DAllAs • Denver • Ft. lAuDerDAle • houston
irvine • KAnsAs City • lAs vegAs • louisville • new Jersey • new orleAns • orlAnDo • PhilADelPhiA
           Phoenix • PortlAnD, me • PortlAnD, or • sAn Diego • sAn FrAnCisCo • tAmPA

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ADA -- Public Accommodation Desk Reference 2010

  • 3. THE AMERICANS WITH DISABILITIES ACT Public Accommodations T A B L E O F C O N T E N T S OVERVIEW OF THE LAW ...............................................................2 COVERAGE ....................................................................................2 PUBLIC ACCOMMODATIONS ......................................................3 COMMERCIAL FACILITIES ..........................................................5 EXAMINATIONS AND COURSES ................................................6 EXEMPTIONS FOR PRIVATE CLUBS AND RELIGIOUS ORGANIZATIONS .....................................................7 OBLIGATIONS IMPOSED ONLY ON PUBLIC ACCOMMODATIONS ...............................................7 A. General Anti-Discrimination Prohibitions ......................7 B. Integrated Settings ...........................................................8 C. Specific Requirements ...................................................10 1. Eligibility Criteria .......................................................10 2. Modification of Policies .............................................10 3. Auxiliary Aids & Services ...........................................11 4. Barrier Removal .........................................................12 5. Retaliation ..................................................................14 6. Limitation on Title III Obligations ............................15 OBLIGATIONS IMPOSED ON BOTH COMMERCIAL FACILITIES AND PUBLIC ACCOMMODATIONS ......................15 A. New Construction ............................................................15 B. Alterations .......................................................................16 ENFORCEMENT OF TITLE III’s PROVISIONS ..........................19 CONCLUSION ............................................................................20 ©2010 Fisher & Phillips LLP
  • 4. This booklet should not be construed as legal advice or legal opinion on any specific facts or circumstances. You are urged to consult your lawyer concerning your particular situation and any specific legal questions you may have. Employers are specifically encouraged to consult an attorney to determine whether they are subject to other unique state requirements that extend beyond the scope of this booklet.
  • 5. T he Americans with Disabilities Act (ADA) established a new protected class, aimed at ensuring that individuals with disabilities are more fully included in all segments of society. Title I of the ADA deals with the employment aspects of the law. The rights and obligations of employers under Title I were outlined in a previous booklet in this series. ADA’s Title III is entitled Public Accommodations and Services Operated by Private Entities. It requires owners and operators of businesses to accommodate disabled patrons, customers, and members of the public generally to the greatest extent possible. The purpose of Title III is to ensure that individuals with disabilities are able to partici- pate more fully in society through improved access to pub- lic places including commercial establishments, hotels, shopping centers and entertainment and sporting events. This booklet provides an overview of the requirements imposed on private entities to comply with this law. While in-depth coverage of Title III is not possible within this lim- ited space, our goal is to provide a quick source of prelimi- nary information for busy executives. 1
  • 6. OVERVIEW Title III of the ADA prohibits certain private entities (“places of public accommodation”) from discriminating against OF THE LAW individuals with disabilities by maintaining places of busi- ness that are physically inaccessible to the disabled or through policies which do not provide equal access. State and local governments are regulated by Title II of the ADA, while the federal government and federally funded activities are covered by Sections 501 and 504 of the Rehabilitation Act of 1973. (This booklet covers only Title III) The Act protects three categories of individuals with dis- COVERAGE abilities: 1. those who have a physical or mental impairment that substantially limits one or more major life activities. Physical or mental impairments can include such things as physiological disorders, cosmetic disfigurements, anatomical loss or psy- chological disorders. 2. those who have a record of a physical or mental impairment that substantially limits one or more major life activities; and 3. those who are regarded as having such an impairment, whether they actually have the impairment or not. Major life activities include activities such as caring for one’s self, walking, seeing, hearing, speaking, breathing, learning and working. The term also includes bodily func- tions such as the immune system, normal cell growth, digestive, bowel, bladder, neurological, brain, respiratory, circulatory, endocrine and reproductive functions. Title III applies to all public accommodations and to a lesser extent 2
  • 7. commercial facilities, and private entities offering exami- nations or courses for professional or trade purposes. Each is dealt with separately below. A public accommodation is defined as a “private entity PuBLIC which affects commerce.” It typically includes all private ACCOMMO- businesses that offer goods and services to the public, DATIONS although an establishment is not automatically considered a public accommodation merely because non-employees occasionally enter the facility. If individuals frequent your facility to utilize your ser- vices, the areas open to the public should be accessible to persons with disabilities. In the case of a landlord and ten- ant, both have joint responsibility to ensure that their facil- ity is accessible to individuals with disabilities. The land- lord and tenant may both be liable in the event of a lawsuit regardless of any provision in a lease which stipulates dif- fering levels of responsibility. Definitions of Public Accommodations. Title III has defined places of public accommodation as the following : • places of lodging – an inn, hotel or motel; • establishments serving food or drink – a res- taurant or bar; • places of exhibition or entertainment – a motion picture house, theater, concert hall or stadium; • places of public gathering – an auditorium, convention center or lecture hall; 3
  • 8. sales or rental establishments – a bakery, grocery store, clothing store, hardware store, shopping center. This applies to wholesale as well as retail sales businesses which sell to individuals but does not apply to wholesale establishments which sell only to other busi- nesses; • service establishments – a laundromat, dry cleaner, bank, barber shop, beauty shop, trav- el service, shoe repair service, funeral parlor, gas station, office of an accountant or lawyer, pharmacy, insurance office or professional office of a health care provider; • stations used for specified public transporta- tion – a terminal or depot; • places of public display or collection – a museum, library or gallery; • places of recreation – a park, zoo or amuse- ment park; • places of education – a nursery, elementary, secondary, undergraduate or post-graduate private school, or other place of education; • social service centers – a day care center, senior center, homeless shelter, food bank or adoption agency; and • places of exercise or recreation – a gymnasi- um, health spa, bowling alley or golf course. Your facility must fall within one of these categories to qualify as a public accommodation, but the examples listed within each category are not exhaustive. 4
  • 9. Moreover, a single area or part of an establishment may be classified as a place of public accommodation. For example, if a doctor maintains his or her office at home, that part of the home used as an office, including the entrance and the office itself, is considered a public accom- modation. By the same token, a rental office within an apartment complex is considered a public accommodation, but the individual apartments are not. COMMERCIAL Commercial facilities are defined as facilities operated by private entities. Commercial facilities must comply with FACILITIES the “new construction” and “”alteration” sections of Title III but not with the general anti-discrimination provisions applicable to public accommodations or the barrier removal requirements, both of which are discussed below. If por- tions of a commercial facility are open to the public, that portion may be subject to the additional requirements which apply to public accommodations outlined in this booklet. Examples of commercial facilities include: • factories; • warehouses; • office buildings that do not contain entities defined as public accommodations; • other buildings in which employment may occur; • wholesale establishments that sell exclusive- ly to other businesses; • private airports. 5
  • 10. Aircraft, railroad locomotives, cabooses, freight cars, passenger cars, and any facility covered by the Fair Housing Act or specifically exempt from coverage under the Fair Housing Act are exempt from the definition of commercial facilities. Public accommodations and com- mercial facilities are both subject to Title III’s require- ments for new construction and alterations. EXAMINATIONS Titlecourses related to applications,that offer examinations and III requires private entities licensing, certification, AND COuRSES or credentials for professional or trade purposes to be accessible to individuals with disabilities. If a course or examination cannot be offered in ways that accommodate individuals with disabilities, alternative accessible arrangements must be provided. In order to ensure that individuals with disabilities can take examinations, the necessary accommodations must be determined by looking at the particular circumstances and at the abilities of each individual. In addition, examinations and courses must be offered at times and locations that are equally as convenient and occur as frequently as those offered to individuals without disabilities. For example, a nurse licensing exam that is administered in a warm, well-lit, second floor classroom is not accessible to an individual who uses a wheelchair. The Nursing Board may allow that individual to take the exam in a room located on the first floor as long as that room is also well-lit and heated. 6
  • 11. EXEMPTIONS A club classified as private pursuant to Title II of the Civil Rights Act of 1964 and religious organizations or entities FOR PRIVATE controlled by religious organizations, are exempt from Title CLuBS AND III’s requirements. Despite the exemption, a private child RELIGIOuS care facility operating in space leased from a church would have to comply with Title III, although the church, or a day ORGANI- care facility run by the church would not. However, if the zATIONS day care center operated in space donated by a religious organization, the exemption from coverage would apply to the private day care center as well as the church. A private club loses its exemption when the club is rented to an out- side organization. OBLIGATIONS Title III specifies that no individual with a disability mayser- discriminated against or denied the full use of “goods, be IMPOSED ONLy vices, facilities, privileges, advantages or accommodations” ON PuBLIC offered by a public accommodation. The phrase “goods, ACCOMMO- services, facilities, privileges, advantages or accommoda- tions” applies to whatever type of goods or services your DATIONS public accommodation provides to your customers and cli- ents. The goal is to ensure that a public accommodation provides essentially the same opportunities to individuals with disabilities as it provides to all other individuals. A. General Anti-Discrimination Prohibitions A public accommodation must provide individuals with dis- abilities: • equal opportunities to participate. For example, a restaurant cannot refuse to admit an individual simply because the individual has a mental impairment; 7
  • 12. opportunities to benefit from its goods and services. For example, theaters may not restrict individuals with dis- abilities to attendance at selected performances; • benefits that are as close as possible to those received by all other individuals. However, separate programs for individuals with disabilities are permissible when neces- sary to ensure that they are provided with equal opportu- nities. Individuals with disabilities may not be required to accept “special” programs and cannot be excluded from regular programs. For example, a private health club may sponsor a separate basketball league for indi- viduals who use wheelchairs. Despite the fact that such a league exists, an individual who uses a wheelchair cannot be denied the opportunity to participate in the regular basketball league unless some other limitation applies, such as the exclusion is necessary for the safe operation of the league. In addition, your public accommodation must not apply standards to individuals with disabilities that have the effect of discriminating against them based on their disabilities. Example: requiring a driver’s license as the only acceptable identification to cash a check would prevent disabled persons who cannot obtain a license from cash- ing a check. B. Integrated Settings Title III requires that goods, services, facilities, privileges, advan- tages and accommodations are provided to individuals with dis- abilities in the most integrated setting appropriate to their needs. Unfortunately, Title III provides only limited guidance regarding what constitutes the most integrated setting. 8
  • 13. The concept of integration includes two basic principles: • individuals with disabilities cannot be excluded, segregated or denied equal opportunities based on stereotypes, fears, patronizing attitudes or pre- sumptions regarding their abilities, and • any modifications made for persons with disabili- ties must be offered as a choice, not a “require- ment.” Generally, individuals with disabilities may not be required to participate in separate programs designed exclusively for them, nor may they be segregated from the larger society; they must have the same opportunities to participate in routine activities within the environment as all other citizens. Public accommodations have the duty to maintain in working condition to the maximum extent feasible, the features that make the public accommodation physically accessible to individuals with disabilities. This includes maintaining accessible elevators, ramps, routes, doors, etc. For example, a building manager of a three story building cannot turn off the elevators during normal business hours to cut costs, although he would be able to do so in order to provide routine maintenance. You may not deny access to goods or services to individ- uals with disabilities because your insurance carrier has indicated that insurance coverage does not apply (or rates will increase) if individuals with disabilities are allowed to enter your facility. You may deny goods or services to individuals with dis- abilities if their participation would result in direct threat to the health and safety of others, but only when this threat cannot be eliminated through an alteration of policies, practices or procedures. 9
  • 14. The decision regarding whether an individual with a disability poses a “direct threat” must be individualized and based on reasonable judgments that rely upon up-to- date medical evidence or the best available evidence to determine: • the nature, duration and severity of the threat; • the probability that the threat will occur; and • whether reasonable modifications of policies, prac- tices or procedures will diminish the threat. Example: A little league baseball organization violated the ADA by banning a wheelchair bound coach from the field based on safety considerations, without first mak- ing an “individualized and reasonable assessment.” C. Specific Requirements Title III contains specific examples of conduct which violates the general rule prohibiting discrimination. For example: 1. Eligibility Criteria You may not impose special eligibility criteria that deny individuals with disabilities full and equal enjoyment of your goods and services, unless it can be shown that the criteria are necessary in order to provide the goods and services or to ensure the safe operation of your public accommodation. Safety requirements may not be based on speculation, generalizations or stereotypes. 2. Modification of Policies You must make reasonable modifications in policies, prac- tices, or procedures which allow you to provide goods and services to individuals with disabilities, unless the modifi- cations would drastically change (“fundamentally alter”) the goods, services and privileges. 10
  • 15. Example: A car rental company has a policy that cars will not be rented to a customer unless the customer has worked at his present job for at least one year. A disabled individual with other sources of income applies to rent a car. The ADA requires the company to modify its policy to permit rentals by customers with other adequate sources of income such as social security, disability benefits or vet- erans’ benefits. In addition, while you need not provide personal servic- es or devices to individuals with disabilities, you must allow individuals with service animals such as guide dogs to have access to your facility unless doing so would fundamentally alter or jeopardize the safe operation of your facility. 3. Auxiliary Aids and Services You must provide auxiliary aids and services to allow com- munication by disabled individuals who have impairments such as vision, hearing or speech impairments that sub- stantially limit the individual’s ability to communicate, unless it can be shown that they would fundamentally alter the nature of your goods and services or pose an “undue burden,” defined as a significant difficulty or expense. The goal is to ensure effective communication. The type of auxiliary aid required to ensure such communication will vary depending upon the length and complexity of the com- munication involved. A “fundamental alteration” is a modification that is so significant that it changes the basic characteristics of the goods, services, privileges, advantages or accommodations offered. Examples of auxiliary aids include, but are not limited to, qualified interpreters, telecommunication devices for individuals with hearing impairments (TDDs), Brailled materials and open or closed captioning. TDDs must be provided when customers, clients, patients or par- ticipants, such as hospital patients and hotel guests, are allowed to make outgoing calls on a regular basis. 11
  • 16. Example: A deaf individual goes to his physician after experiencing symptoms of a mild heart attack for a thor- ough examination and a battery of tests and requests an interpreter. The physician should arrange for a qualified interpreter since one is likely necessary for effective com- munication. Example: A restaurant may provide a menu in Braille for a sight-impaired patron, or require that a wait staffer read the menu to the person. 4. Barrier Removal You must remove physical barriers and communication barriers that are structural in nature whenever it is readily achievable to do so. The obligation to remove these types of barriers is continuing and a barrier removal that may not be readily achievable at one point may later be required when there is a change in circumstances which makes bar- rier removal possible. A physical barrier is a part of your facility that hinders access by people with disabilities. Telephones, drinking fountains and mirrors that are mounted at a height that is not “reachable” to individuals using wheelchairs are some examples. Deep pile carpeting, which may hinder access to people using wheelchairs and crutches, is another example. A communication barrier that is “structural in nature” is a physical barrier that is a crucial part of the structure of your facility. Examples of such barriers include conven- tional signs which are usually inaccessible to those who have vision impairments, and the absence of adequate sound buffers in noisy areas that would reduce the noise, which makes it difficult for individuals with limited hear- ing to hear. Communication devices such as TDDs, tele- phone handset amplifiers and digital check out displays are 12
  • 17. auxiliary aids; therefore, failure to provide them is not a communication barrier that is structural in nature. “Readily achievable” is defined as easily accomplish- able and able to be carried out without much difficulty or expense. The obligation to remove existing barriers does not apply to areas of a facility used only by employees, such as work areas. (However, barrier removal may be a reason- able accommodation required under Title I when necessary to accommodate an applicant or employee). In determin- ing whether barrier removal is readily achievable, courts will consider factors such as the nature and cost of the removal, the overall financial resources of the public accommodation, and the effect of the barrier removal on the expenses and resources of the facility. Examples of barrier removal that may be readily achiev- able include: installing ramps; making curb cuts in side- walks and entrances; repositioning shelves; repositioning telephones; widening doors; installing raised toilet seats; installing audible alarms; and creating designated accessi- ble parking spaces. Several priorities in determining which barriers to modify first are: • access from public sidewalks, parking or public transportation; • access to those areas of a public accommodation where goods and services are made available to the public; • access to restroom facilities; and • any other remaining barriers which prevent an individual with a disability from using a public accommodation’s goods and services. 13
  • 18. If barrier removal is not readily achievable, you must take “alternate measures” to make goods and services available if such measures are readily achievable. Examples of readily achievable alternate measures include providing home delivery or curb service, relocating activi- ties to accessible areas, or the use of portable ramps. Individuals with disabilities may not be charged for the costs required to provide such alternate solutions. Existing places of assembly such as theaters, confer- ence rooms or auditoriums, are required to provide a rea- sonable number of wheelchair seating spaces and aisle seats with removable armrests for individuals with disabil- ities. The wheelchair seating must be scattered through- out the seating area and must adjoin an accessible path. The seating should allow individuals with disabilities to sit with their companions and to have seating that is indistin- guishable from the general seating. When such seating is impossible, you may provide portable seating so that indi- viduals in wheelchairs may sit with their companions. This type of seating is not required in spaces with 300 or fewer seats and no more than six spaces are required in spaces with 301 to 500 seats. In addition to complying with Department of Transportation regulations, public accommodations that provide transportation to their customers, such as shuttle buses offered by hotels, private companies, shopping cen- ters, schools and resorts, must remove barriers to the extent that it is readily achievable. However, such a public accommodation is not required to retrofit hydraulic or air lifts in order to comply with the ADA. 5. Retaliation A public accommodation may not retaliate against disabled individuals who exercise their rights under the ADA or those who help others assert their rights. 14
  • 19. 6. Limitation on Title III Obligations You are not required to provide individuals with disabili- ties personal devices such as eyeglasses, hearing aids, per- sonal aids, personal services or to alter inventory to make items available for disabled individuals that you would not carry under ordinary circumstances. OBLIGATIONS Both public accommodations and commercial facilities must comply with the new construction and alteration por- IMPOSED ON tions of Title III. The ADA does not require new construc- BOTH tion or alterations be undertaken but does require that, COMMERCIAL when you construct or alter a facility, the construction or alterations must comply with its requirements. FACILITIES AND PuBLIC A. New Construction ACCOMMO- The new construction provision requires that newly con- DATIONS structed facilities scheduled for first occupancy after January 26, 1993, regardless of size, must be readily acces- sible to and usable by individuals with disabilities to the extent that it is not structurally impracticable. If a building was occupied before January 26, 1993, it is not covered by Title III’s new construction requirements. The “structural- ly impracticable” exception is very limited and rarely applied. “Readily accessible” and “usable by” means that your facility or part of your facility can be approached, entered and used by individuals with disabilities. Compliance with this provision will be considered structurally impracticable only when the unique character- istics of the land, such as constructing a building on stilts in a marsh, prevent the implementation of accessibility standards. If providing access to individuals with one type 15
  • 20. of a disability (e.g. physical impairments) is structurally impracticable, accessibility still must be provided for indi- viduals with all other types of disabilities. Standards for accessibility are contained in the ADA Accessibility Guidelines (ADAAG) which are set forth in an Appendix to Title III. Work areas must be constructed so that individuals with disabilities can approach, enter and exit the area. This does not require all individual work stations be fully acces- sible at the time of construction. For new construction, elevators are not required in facilities that have less than three stories or with fewer than 3,000 square feet per floor, unless the facility is a shopping center, shopping mall, contains the professional office of a health care provider, or a station used for public transportation. A shopping mall is either 1) a building with five or more sales or retail establishments, or 2) a series of buildings on a common site with five or more sales or retail establishments. Those stores listed in the fifth category of places of pub- lic accommodation (those listed on page 4 of this booklet) such as a bakery, grocery store, hardware store, etc. are included within the phrase “sales and retail establish- ments.” For example, a strip of stores with a grocery, cloth- ing store, restaurant, dry cleaner, bank and a pharmacy is not a “shopping center or mall” because only two of the stores are listed in the fifth category of places of public accommodation. B. Alterations Alterations to public accommodations and commercial facilities which commenced after January 26, 1992 must be made so the altered area is “readily accessible to” and “usable by” individuals with disabilities, to the maximum extent feasible. 16
  • 21. An alteration is defined as any change that affects or could affect the usability of or access to a building or facili- ty. For example, if the flooring in a store is being replaced, the new floor must comply with the ADAAG requirements for non-slip surfaces and carpeting. The definition of alteration includes, but is not limited to, remodeling, renovation, rehabilitation, reconstruction, historic restoration, changes or rearrangement of structur- al parts or elements, and changes or rearrangement of walls and full-height partitions. Normal maintenance, changes to mechanical and electrical systems, painting, reproofing and asbestos removal are not considered altera- tions. “Readily accessible to” and “usable by” individuals with disabilities means that a facility or part of a facility can be approached, entered and used by individuals with disabili- ties. All alterations must comply with the ADAAG. When alterations are made to a “primary function area,” an accessible path of travel to the changed area, and the bathrooms, telephones and water fountains which ser- vice that area, must be created to the extent that the cost of the added accessibility is not out of proportion to the over- all cost of the original alteration. “Primary function area” is an area where a major activity takes place, such as the customer service and work areas in public accommoda- tions and offices and work areas in commercial facilities. The cost is disproportionate if it exceeds 20% of the origi- nal alteration. For example, the customer service area of a dry cleaner and the area behind the counter are primary function areas. If the cost exceeds 20%, the path of travel should be made accessible to the extent that any disproportionate costs are not incurred. Widening doorways, installing ramps, making bathrooms accessible, lowering telephones 17
  • 22. and relocating water fountains are several examples of alterations that can be considered when determining whether the 20% disproportionality test has been met. However, the path of travel requirement does not apply to alterations to windows, hardware, controls, electrical out- lets and signs in a primary function area. Any alterations made to public accommodations eligible for listing on the National Register of Historic Places or buildings which have been qualified as “historic” under state or local law must comply, to the maximum extent fea- sible, with the ADAAG. If access to a public accommodation which is a historic property cannot be accomplished with- out destroying or threatening the property’s historic signif- icance, you may follow alternative methods of accessibility. Title III does not apply this alternative method exception to commercial facilities. Elevators are not required in facilities that have less than three stories or with fewer than 3,000 square feet per floor, unless your facility is a shopping center, shopping mall, contains a professional office of a health care provid- er or a station used for public transportation. If your facili- ty is not eligible for this exemption, you still may not be required to install elevators if the cost of installation is out of proportion with the cost of the overall alteration. 18
  • 23. ENFORCEMENT Private individuals who are discriminated against in viola- tion of Title III may file a private lawsuit for injunctive OF TITLE III’S relief . Injunctive relief can include either an order requir- PROVISIONS ing you to change your facility to make it readily accessible to and usable by individuals with disabilities, or an order requiring you to provide an auxiliary aid or service, change a policy or furnish an alternative method of accessibility. Private individuals who reasonably believe that they are about to be discriminated against as a result of any new construction or alterations which will not be accessible, may sue to force you to stop or change the construction or alteration. The Attorney General may also bring lawsuits in instances of overall public importance or where a pattern or practice of discrimination is alleged. Only the Attorney General may seek monetary damages and penalties not to exceed $50,000 for the first violation or $100,000 for any subsequent violation. The Attorney General may not seek punitive damages. A court may award attorney’s fees regardless of what type of violation of Title III is alleged. In the event of a civil lawsuit, the court shall consider any good faith effort or attempts you make in an effort to comply with Title III when determining the amount of mon- etary damages that should be assessed against you. 19
  • 24. CONCLuSION With a law as complex as Title III of the ADA, it is not suffi- cient merely to attempt to treat individuals with disabilities in the same manner as you treat members of society at large. You must actively take steps to avoid violating Title III when contemplating any new construction or alteration of existing facilities, including meeting with your archi- tects and construction company to ensure that all plans are in compliance with the ADAAG. If you own, operate, lease to or from a public accommo- dation, it is crucial that you review all policies and proce- dures to determine if any of them have the effect of exclud- ing individuals with disabilities from access to your facility or from the goods and services you offer. Review how information is communicated to your customers and cli- ents to decide whether any auxiliary aids should be made available to individuals with hearing, speech or vision impairments. Also, refer to the ADAAG to determine whether your facility has any barriers to access and whether the rest- rooms, telephones and water fountains are accessible to individuals with disabilities. If any barriers exist, remove them as soon as possible. O nly after instituting preventative measures such as those outlined above can you reduce the likelihood that your facility is violating one or more of the provisions of the ADA. For further information about these contents, please contact any office of Fisher & Phillips LLP or visit our website at www.laborlawyerscom 20
  • 25. OThER BOOkLETS IN ThIS SERIES: Age Discrimination In Employment Act Americans With Disabilities Act (The Employment Aspects) Business Immigration COBRA Employment Discrimination Family Medical Leave Act Fair Labor Standards Act (Exemptions & Recordkeeping) Fair Labor Standards Act (Wage & Hour Provisions) HIPAA Immigration Law National Labor Relations Act (Unfair Labor Practices) National Labor Relations Act (Union Organizing) OSHA Sexual Harassment USERRA WARN Act 21
  • 28. Atlanta Orlando 1500 Resurgens Plaza 1250 Lincoln Plaza 945 East Paces Ferry Road Irvine 300 South Orange Avenue Atlanta, GA 30326 Suite 1000 Orlando, FL 32801 404.231.1400 2050 Main Street 407.541.0888 Irvine, CA 92614 Charlotte 949.851.2424 Philadelphia Suite 2020 Radnor Financial Center, Suite 650 227 West Trade Street Kansas City 201 King of Prussia Road Charlotte, NC 28202 Suite 400 Radnor, PA 19087 704.334.4565 104 West 9th Street 610.230.2150 Chicago Kansas City, MO 64105 Phoenix 1000 Marquette Building 816.842.8770 Suite 1450 140 South Dearborn Street 201 E. Washington Street Chicago, IL 60603 Las Vegas Phoenix, AZ 85004 312.346.8061 Suite 950 602.281.3400 3800 Howard Hughes Parkway Columbia Las Vegas, NV 89169 Portland, Me Suite 1400 702.252.3131 400 Congress Street, 4th Floor 1901 Main Street Portland, ME 04101 Columbia, SC 29201 Louisville 207.774.6001 803.255.0000 Suite 2000 220 West Main Street Portland, Or Dallas Louisville, KY 40202 Suite 1250 Thanksgiving Tower 111 SW Fifth Avenue 502.561.3990 1601 Elm Street, Suite 4343 Portland, OR 97204 Dallas, TX 75201 503.242.4262 214.220.9100 New Jersey 430 Mountain Avenue San Diego Denver Murray Hill, NJ 07974 Suite 1000 Suite 3300 908.516.1050 4747 Executive Drive 1999 Broadway San Diego, CA 92121 Denver, CO 80202-3025 New Orleans 858.597.9600 303.218.3650 Suite 3710 201 St. Charles Avenue San Francisco Fort Lauderdale New Orleans, LA 70170 Suite 2340 Suite 800 504.522.3303 One Embarcadero Center 450 East Las Olas Boulevard San Francisco, CA 94111-3712 Fort Lauderdale, FL 33301 415.490.9000 954.525.4800 Tampa Houston 2300 SunTrust Financial Centre Two Allen Center, Suite 620 401 E. Jackson Street 1200 Smith Street Tampa, FL 33602 Houston, TX 77002 813.769.7500 713.292.0150 “SolutionS At Work” AtlAntA • ChArlotte • ChiCAgo • ColumbiA • DAllAs • Denver • Ft. lAuDerDAle • houston irvine • KAnsAs City • lAs vegAs • louisville • new Jersey • new orleAns • orlAnDo • PhilADelPhiA Phoenix • PortlAnD, me • PortlAnD, or • sAn Diego • sAn FrAnCisCo • tAmPA