ADA Build-it-Right, Inc

ADA Build it Right, Inc.

Accessibility Survey Report


Date: July 29,2003
Client:
Corvallis First United Methodist Church
Corvallis, OR
Building:
Description: Community Building
Photo of outside of building in a NE view.

Location: 12th and Jackson
Date Inspected: June 2003

I. Potential Building Code Errors


1. The curb ramp from the two disabled parking spots was too steep ( > 1 in 12 = 1.25 in 12) and the side flares caused a cross slope on the accessible route. The 6 ft. sidewalk was right against the building.

Photo of two accessible parkiing spots, curb ramp, and accessible route to SE building entrance. Curb ramp has cross slope and is slightly too steep.


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A117.1 403.3 Slope 1:48 (but 406.4 may apply with a slope of 1:12). ADAAG 4.3.7 nowhere shall the cross slope of an accessible route exceed 1:50.
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The preferred design is for the flat part of the sidewalk be lowered to the level of the access isle. Ramps at each end of the lowered segment perpendicular to the sidewalk (where the flares are now) rise to the sidewalk level. The new Subway building on 9th Street is a good example.

Photo of another building showing preferred curp ramp in sidewalk flush with a building. Sidewalk panels drop down to driveway level without cross slope.

Close up of recommended sidewalk curb ramp without cross slopes.

2. The city required bicycle rack by one entrance may be a hazard to the blind. It had four arched pipes bolted to the concrete. If bikes were actually parked in it they would intrude into the accessible route to the nearby door - left side.

Photo of SE entrance and city required bicycle rack which would interfere with accessible route if bikes were parked in the rack.


3. There was a coat rack mounted in the entrance hall projecting 12 inches out and 65 inches high on the wall. This is a hazard to a blind person and does not meet code. If you count the empty hangers it will extend about 20" into the hallway and down to 56". It would be somewhat less hazardous if it were full of coats. One of our team hit his head on the rack when looking the wrong way. This rack was added after final inspection by the city. This does not meet specification - objects on the wall between 27 and 80" high can only project 4". A117.1 307.2 and ADAAG 4.4.1. Wing walls could be added at both ends of the coat racks per figure 8e in ADAAG.

Photo of unprotected wall mounted coat rack in accessible route.


This coat rack is a good example of how simple modifications after inspection can cause a facility to be out of compliance with the building codes for accessibility.

Figure 8e in ADAAG showing wing walls protecting objects on wall with leading edges above 27 inches.

4. The men's bathroom had a 35 inch. opening between two walls going into the shower and toilet area. This meets specifications. ADAAG 4.3.3 and A117.1 403.5 Clear Width on accessible route. Segments 24" or less can be 32" wide, segments greater than 24" must be 36" wide.

5. In both bathrooms a shelf below a mirror prevented the accessible stall doors from opening a full 90 degrees. This is OK since the opening is still greater than 32" by an ample amount.

Picture showing mirror ledge preventing stall door from opening 90 degrees.


6. All three bathrooms had 15 inches of clearance on the latch side of the doors. This clearance is commonly missed. However 15" is below specification, it should be 18" minimum (24" preferred by ADAAG) for front approach to the door. A117.1 404.2.4.1 and ADAAG 4.13.6 and figure 25.

Photo showing bathroom door with 15" latch side clearance. ADAAG Figure 25, showing 18-24" pull side door clearance.

7. The unisex bathroom had a vanity in the side space of the toilet. This was a surpris since Unisex bathrooms are usually more accessible than ones with stalls. This does meet the ADAAG specification since the edge of the sink is slightly more than 18" to the center line of the toilet. The vanity was 25.5 by 24.5 inches in the free space on the "wide" side of the toilet precluding most any type of transfer to the toilet. It would be quite difficult to reach the flusher from a wheel chair and the vanity had sharp edges.

This is probably open to interpretation according to the ADAAG but does not comply with ANSI A117.1 604.3 "No other fixtures or obstructions shall be within the water closet clearance." and Figure 604.3.1


Photo of vanity overlapping the side transfer space of water closet. Photo of water closet with vanity on left side.

Photo of water closet and vanity from another view.


This does meet code according to ADAAG and the UBC (in Oregon) but does prohibit the use of a lateral transfer to the toilet. This is questionable practice in a unisex bathroom because a severely disabled person may need a spouse to assist with the transfer. Unisex bathrooms are usually more spacious and allow lateral transfers.


Photo of a preferred unisex watercloset arrangement with full side transfer clearance.


"For a front transfer to the water closet, the minimum clear floor space at the water closet is a minimum 48 inches (1220 mm) in width by a minimum of 66 inches (1675 mm) in length. For a diagonal transfer to the water closet, the minimum clear floor space is a minimum of 48 inches (1220 mm) in width by a minimum of 56 inches (1420 mm) in length. For a side transfer to the water closet, the minimum clear floor space is a minimum of 60 inches (1525 mm) in width by a minimum of 56 inches (1420 mm) in length. (4.16.2, A4.22.3)"

ADAAG Figure 28 Clear Floor Space at Water Closets - showing three clear floor space options.

8. There was an extremely spacious commercial kitchen. I don't know what one should look for in terms of accessibility. There were some low counters but none with wheel chair space underneath.

I noticed that the free standing hand washing sink was not accessible at all. I forgot to measure its height -- it might have been OK. But there was a drain stopper actuator 6" long coming straight out of the waste drain - about an inch beyond the front of the sink and about 4 inches below the sink. I recommend that the actuator be moved 90 degrees to come out the side of the sink instead of the front. Then the hand washing sink would be accessible.


Much to my surprise the loading dock to the kitchen had no curb ramps. It was two steps down to the adjacent street's sidewalk and a full curb height down to the parking lot. This isn't an access issue as much as a inconvenience loading food. Normally in inaccessible buildings I am used to going in where the garbage comes out -- through the kitchen loading ramp. There was a temporary wooden ramp in the parking spot closest to the loading dock.

Photo of Kitchen Loading Dock area with added wooden ramp in regular parking space. Photo of kitchen loading dock showing two steps up from public sidewalk.


9. There were two building exits (West side of building) that open onto a porch and three steps down to the sidewalk.They should have signs indicating the location of the accessible exits.

Photo of inaccessible exterior entrance (4 steps) to building without signs indicating where the accessible entrance is. Photo of inside inaccessible exit without signs indicating where the accessible exit is located.

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Icode 1109.1 Signs. Required accessible elements shall be identified by the International Symbol of Accessibility at the following locations:

5. Accessible entrances where not all entrances are accessible.

1109.2 Directional signage. Directional signage indicating the route to the nearest accessible element shall be provided at the following locations. These directional signs shall include the International Symbol of Accessibility:

1. Inaccessible building entrances.

1109.3 Other signs. Signage indicating special accessibility provisions shall be provided as follows:

3. At exits and elevators serving a required accessible space, but not providing an approved accessible means of egress, signs shall be installed indicating the location of accessible means of egress"

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10. The entire building was built exactly to the minimum specification which is risky by not allowing for construction variations. The specifications are "minimum" and in most all cases a more friendly building is created by going 4 or 5% above minimum dimensions.

II. Items meeting or exceeding Code

1. All three bathrooms had built-in trash receptacles which might prevent free standing trash cans from being placed in the door clearance space.

2. Telephones, fire alarm actuators, light switches and door handles were all mounted low.

3. Water fountains and fire extinguishers were inset into the hallway.


Photo of two water fountains inset into wall meeting specifications. Photo of fire extinguisher inset into wall meeting specifications.


4. Fire safety items appeared well done, with strobe lights on all alarm sounders.

Code and Specification References: ANSI A117.1 1998, International Building Code 2000, ADAAG 1994, Oregon UBC 1998.

[end] ADA Build it Right, Inc.