Loading...
HomeMy WebLinkAboutPC - Public CommentsA IA HIC DOCTORS BURY THEIR MISTAKES. ARCHITECTS CAST THEIRS IN CONCRETE... CURB RAMPS! BY DAVID H. PILLMAN, AIA, ACCESSIBILITY SPECIALIST CCESSIBLE CURB RAMPS — why are they always a `little" too steep? What is the proper slope to use? Will that slope result in a curb ramp that complies with the California Building Code (CBC) and the Americans with Disabilities Act (ADA)? If there is a mistake are you liable? Are your drawings correct'? Without looking, what is the proper slope? These questions are often put to architects, owners, property managers and especially to contractors. These will be answered in a moment, but first, some background. South Coast Metro Alliance is a group of property owners and businesses around South Coast Plaza. including portions of Costa Mesa and Santa Ana. SCMA promotes business and community interests and has formed the ADA /T -24 Access Compliance Committee. The committee's mission is threefold: • Strengthen access for the disabled; • Expedite compliance procedures. and: • Promote consistent policies and practices in and among neighboringjurisdictions. Pillman Architects is a member of SCMA's Dimensional Tolerance Committee. We have prepared a rough draft entitled. "Guidelines for Enforcement of Dimensional Tolerances" In it, we propose eliminating "zero tolerance" policies in favor of using conventional building industry tolerances. This is allowed by the ADA and by the code change recommended by Michael Mankin. AIA of the California Division of the State Architect Access Compliance (DSA/AC). On October 7, 1996. the California Building Srandards Commission's Accessibility Advisory Committee recommended that the Commission adopt DSA /AC's code change proposal. It is anticipated that this change will be brought before the Commission on January 25. (AIff0ANIA AOILDIN6 LAMER SE PUEP l ROM Atr Wcx alC[sseiunscE � / „z \ vBA SEC.,t1905 � S OPEl LiO w,. Q swPE 4 MKS I c6 oN cErGE. OYGAWMENT SESE(JIIMS — s' -e.w. a Tm. KyM$ m /� MNQLXMGKWGST•LLS B UYix MAi CBC OGURE„9.,89 n Rl p n "m ADA ewna;'o:e'rs,. What's wrong with these details and are they on your drawings? Isn't the CBC side flare measured In the wrong direction? The ADA doesn't allow ramps in access aisles. Is this a design tolerance? Dimensional tolerances should be established and preferred design requirements Indicated. 1997 for adoption. Upon approval. DSA /AC and other jurisdictions will be faced with writing policies to implement this new regulation. DSA /AC, Costa Mesa and Santa Ana are currently reviewing SCMA's Guidelines. If implemented, the Guidelines could actually increase the quality and accessibility of future construction, while reducing the need to rebuild borderline existing access features. SCMA's Guidelines are an interpretive tool for existing regulations only and are not intended to modify or lessen any existing regulation or standard. Dimensional Tolerances : DSA /AC's code change proposal and the ADA state, "All dimensions are subject to conventional building industry tolerances for field conditions." "For field conditions." should be dropped from the ADA and CBC in order to validate designers' and manufacturers' tolerances. We propose to add to the CBC and ADA the following wording: "Tolerances may also be applied to dimensions stated as maximums and minimums." Or would you prefer ANSI's proposal for the ADA: "Dimensions that are not stated as maximum or minimum are absolute." Webster defines "absolute" as "free from imperfection: PERFECT! ". Dimensional Tolerances are the answer. Know them and design to less than code maximums and greater than code minimums for the prefered result. If you said exactly 7.5% (0.9:12) is the proper slope for curb ramps. you would have picked my preferred dimension for California. It's a 0.8 %n tolerance between 8.3% maximum and 6.7%n minimum. Anything lower than 6.7% . and you need detectable warnings. Architects are in their right to specify 8.33% maximum. but don't be surprised if the ramp is 9.117c. A 1:12 maximum slope is best you say? 6" curb = 6 foot ramp — right? Wrong. it rarely works. The ADA requires. "The least possible slope shall be used for any ramp. The maximum slope of a ramp in new construction shall be I:12—ramps on existing sites may have (steeper slopes)." I believe 7.3% or less is best for the other 49 states. My pick for sidewalk cross slopes is 1.5 %. 2% is code maximum and 1% is the minimum for drainage to avoid ponding. If you would like to help establish building industry tolerances, take our `survey." Send us your comments, stating what you thought was the proper curb ramp slope, and what slope you will now use. Send it to Diane Pncchett at SOMA: Tcl: 714- 435 -2109: Fax: 714- 435 -8522. To join in, visit our web site at www .webcom.com /gsmmedia/pillman/ or search yahoo.com for Pillman Architects. ■ i Uo Aceess. rnsabllLty Links. Products &o Senses 5.6"ir, 3,j4 P.\4 GO ACCESS: DisabliliV Links, Products & Services This site sponsored by Pilhnan Architects Go Access David H. Pillman, AIA ADA /Accessibility Specialist Irvine, California USA Our mission is to assist property owners, architects and the disabled community in realizing their architectural goals. But, first we identify and provide cost effective solutions for access barriers. Tel: (949) 6540 -ADA ADA & CA Access Consulting and surveys are our Email: pan (949) 654 -0232 specialty. We assist our clients with unreasonable roatt:css.com hardship documentation, appeals and in avoiding L� costly repairs that may not be required. Pillman Architects r} * This Web site is under construction to provide dynamic services to the disabled community. Look for ADA information, links and services coming soon! htlp ,twu'wgoacass cum, Please use your favorite browser ©� K Netscape Navigator 3.0 AOL keyword NETSCAPE Microsoft Internet Explorer 3.0 AOL keyword BROWSER Web site design by Pillman Architects Pave I or 1 Pill.. dmhv,,o, PiLLNIAN ARCI -[I 1'u'c I's f'ilhuau ,1rel mte:, Our mission is to assist property owners, architects and the disabled community in realizing their architectural goals. But, first we identify and provide Y cost effective solutions for access barriers. 1(m.ni pa'irgoacccss.com ADA & CA Access Consulting and surveys are our specialty. We assist our clients with unreasonable hardship documentation, appeals and in avoiding costly repairs that may not be required. David H. Pillman AIA, Architect . Member, American Institute of Architects • Member, Internat'l Conference of Building Officials • 1CBO Certified Accessibility/ Usability Specialist S:6 03 3 5' PAI hnp Fade 1 vl = Pdlman .4rohrtecty - Occn' icw COMPANY OVERVIEW 11 PA lionIc I Oeen'ieH I Rdelrals I Published j IAm. 1 )1 1 hccdback I Links 11 David Pillman is principal of Pillman Architects and is a licensed architect in the State of California with over 19 years of professional experience. He is a member of the American Institute of Architects and the International Conference of Building Officials. Mr. Pillman's is experienced in commercial, office, retail, institutional, and mixed -use projects. His current projects have focused on ADA & California disabled access issues. Since 1992, he and his firm have been retained by South Coast Plaza, one of the nations largest mall /metro centers, to provide ADA and California Title 24 access consulting, surveys and repair docu vents for their vast real estate holdings. These properties include the mall, high -rise office buildings, hotel, restaurants, shops, strip centers and the Orange County Performing Arts Center property. This work has involved dealing with one of the toughest building departments in the state, The City of Costa Mesa, including the preparation of unreasonable hardship applications and appeals processing. Services have included lobbying the state and the federal government to obtain favorable interpretations and rulings. This high - profile client and the work for them has helped to establish David Pillman as a well recognized and respected expert in the area of disabled access. Mr. Pillman has represented South Coast Plaza, Hoag Hospital and other clients in an access appeals against the decisions of the Costa Mesa Building Official. He clearly saved his clients from needless costs for access repairs that were found not to be necessary. The firm of Pillman Architects was established in April of 1992. Prior to that Mr. Pillman worked with Stockton/Hidey Associates, McLarand Vasquez & Partners and William L. Pereira Associates. Most of his projects were large and complicated in nature, many of which were award - winning designs. His responsibilities with those firms as a project architect, construction administrator and codes specialist helped in developing his skills in dealing with code issues which was followed with an expertise in ADA and California S 6.-13 ? 58 pkl h¢p':: ww w guaccess. con. pay pa_ uv er htm I pace 1 4 ' Polman Archneeu - ch,ry u 5 6 1.13 3 SF PNI T -24 disabled access issues. Mr. Pillman's education includes a Bachelor of Architecture from California Polytechnic State University, San Luis Obispo. He has attended, and actively participated in, numerous seminars on the Americans with Disabilities Act, California access regulations and the Fair Housing Amendments Act. He is committed to learning more about and teaching property owners and other architects about access issues. Mr. Pillman is often consulted on disabled access issues by architects, building departments, and the California Division of the State Architect - Access Compliance Section. He is in contact with the U.S. ATBCB and the U.S. Department of Justice to keep abreast of developments and changes. He lent his expertise to the preparation of the "Americans with Disabilities Act Access Guide: Survey Checklist" prepared by the California Department of Rehabilitation. He is currently assisting a large group of land owners, South Coast Metro Alliance. He is the only architect on a task force formed to reduce the bureaucracy, with regards to access issues and inconsistency of plans processing locally and across the state. Their concern is the delays caused by the process, especially for multi- tenant buildings, often means the loss of prospective tenants and income. Copyright S' 1996 Pillman Architects 11 PA Ilore I Oveniew I Re }elTlfli I Published I llim lbl. I Feedback I Links 11 Hip „wmw eoacccss com'P., pa_ aver htmI Pngo 2 o(' Pdlman : \rchnacts - Raaances RF FE;RENCF -1S 11 FA Hume I (htn ic\\ I References I Published I Dim. I of Feedhack I Link: it From the California State Office of Regulation Services -110 August 1, 1996 Dear Mr. Pillman, This letter is for you to share with interested clients and colleagues who may not be fully aware that you are a credit both to the architectural profession and the business community because of your genuine commitment to reasonableness and thoroughness In establishing appropriate protocols to solving design problems and code inconsistencies. You are respected as an expert In accessibility, and I believe your efforts to assist this office have been generous and beneficial to our work and our goals for professionalizing barrier -free design. I know you are recognized as a code expert on ADA transition plans, California accessibility statutes and regulations, and provide insight to your clients in equivalent facilitation determinations for unreasonable hardship situations. You are a valuable resource for the Division of the State Architect, Office of Regulation Services, Access Compliance, and have consulted with us on many occasions. Thank you for your continuing assistance. MJM/ma Too of page Sincerely, Michael J. Mankin, AIA Principal, Access Compliance Office of Regulation Services -HQ Copyright -6 1996 Pillman Arebitcos 11 PA Borne I ( hcrxicn I References I Published I Dim. Lol, I Pecdhack ( Links 11 i'n'ai a so PNI hu, we'a' goaccrxs cem pz:pz ref html Page 1 of P111man Archrtrcts - Pubhshad Wurk PUBLISI-11 "D WORK I I'A HnmC c r,CMe%� ; Re1CTIA,� I Published: Dim. Tol.: Feedback, Links AIA NEWS California Building Magazine Novernber'96 Doctors bury their mistakes. Architects cast theirs in concrete... curb ramps! A call for dimensional tolerances. BY DAVID H. PILLMAN, AIA, ACCESSIBILITY SPECIALIST CCESSIBLE CURB RAMPS -- why are they always a "little" too steep? What is the proper slope to use? Will that slope result in a curb ramp that complies with the California Building Code (CBC) and the Americans with Disabilities Act (ADA)? If there is a mistake are you liable? Are your drawings correct? These questions are often put to architects, owners, property managers and especially to contractors. The answers in a moment, but first some background. South Coast Metro Alliance is a group of property owners and businesses around South Coast Plaza including portions of Costa Mesa and Santa Ana. SOMA promotes business and community interests and has formed the ADA/ T -24 Access Compliance Committee. The committee's mission is threefold: Ali - q-�:�; . .. 5 csc w ...,. What's wrong with these details and are they on your drawings? Isn't the CBC side flare measured in the wrong direction? The ADA doesn't allow ramps in access aisles, is this a design tolerance? Dimensional Tolerances should be established and preferred design requirements indicated. • Strengthen access for the disabled; • Expedite compliance procedures; and, • Promote consistent policies and practices in and among neighboring jurisdictions. Pillman Architects is a member of SCMA's Dimensional Tolerance Sr6rU3 4(111 Ph1 hup: "" goastss cum pa pa pub himl Page I of 3 Pdlman :vcha,,t, - Nbh,h,d Cork Committee. We have prepared a rough draft entitled, "Guidelines for Enforcement of Dimensional Tolerances." In it we propose eliminating "zero tolerance" policies in favor of using conventional building industry tolerances. This is allowed by the ADA and by the code change recoimnended by Michael Mankin, AIA of the California Division of the State Architect Access Compliance (DSA /AC). On October 7, 1996, the California Building Standards Commission's Accessibility Advisory Committee recommended that the Commission adopt DSA/AC's code change proposal. It is anticipated that this change will be brought before the Commission on January 25, 1997 for adoption. Upon approval, DSA /AC and other jurisdictions will be faced with writing policies to implement this new regulation. DSA/AC, Costa Mesa and Santa Ana are currently reviewing SCMA's Guidelines. if implemented, the Guidelines could actually increase the quality and accessibility of future construction, while reducing the need to rebuild borderline existing access features. SCMA's Guidelines are an interpretive tool for existing regulations only and are not intended to modify or lessen any existing regulation or standard. Dimensional Tolerances: DSA /AC's code change proposal and the ADA state, "All dimensions are subject to conventional building industry tolerances for field conditions." "For field conditions" should be dropped from the ADA and CBC in order to validate designers' and manufacturers' tolerances. We propose to add to the CBC and ADA the following wording: "Tolerances may also be applied to dimensions stated as maxivuuns and minimums." Or would you prefer ANSI's proposal for the ADA: "Dimensions that are not stated as maximum or minimum are absolute." Webster defines "absolute" as "free from imperfection: PERFECT!" Dimensional Tolerances are the answer. Know them and design to less than code maximums and greater than code minimums for the preferred results. If you said exactly 7.5% (0.9:12) is the proper slope for curb ramps, you would have picked my preferred dimension for California. It's a 0.8% tolerance between 8.3% maximum and 6.7% minimum. Anything lower than 6.7% you need detectable warnings. Architects are in their right to specify 8.33% maximum, but don't be surprised if the ramp is 9.1 %. A 1:12 maximum slope is best you say? 6" curb = 6 foot ramp - -right? Wrong, it rarely works. The ADA requires. "The least possible slope shall be hup ww, eoaccrs; cam:pa pa pub html Paec'_of3 Pillman Amha, a, Nbk,hcd Work 5.6'03 J (it) Phi used for any rainp. The maximum slope of a ramp in new construction shall be I i12 .... ramps on existing sites may have (steeper slopes)." 1 believe 7.3% or less is best for the other 49 states. My pick for sidewalk cross slopes is 1.5 %. 2% is code maximum and 1% is minimum to avoid ponding. If you would like to help establish building industry tolerances, take our "survey." Send us your comments stating what you thought was the proper curb ramp slope, and what you will now use. Send to Diane Pritchett at SOMA: Tel: 714- 435 -2109; Fax: 714- 435 -8522. To join in, visit our web site at www.goaccess.com/pa or search yahoo.com for Pillman Architects. Update 97 Mar 05 CALIFORNIA BUILDING A Call for Dimensional Tolerances Copyright 1996 Pillman Architects Copyright c 1996 -97 Pillman Architects 11 PA Home 10% io I Ket%na6 I Published I Dim. 1o] I Feedback I kinks 11 hup- .www.goa ,,,, o.. pa papb html Pa,;e 343 Pillman A,chattts - I ilmcnslonal Tokpll,a -.61113 a ill Fp1 I D IVII NSION� 1, LUL,E;RANCLS 11 M t ome I( )yen 1ck� I N fcII al;! IIul,Iislied Dim. Tot. I- cedback; Links 1. The following is a series of articles regarding Dimensional Tolerances and it's impact on current and future ADA issues. An excerpt of each document is provided. These documents are available for download in both DOC and TXT format. • Proposed Policy Guidelines for Enforcement of Dimensional Tolerances Topic Col, red • Issue • Resolution • Proposed General Conditions • Proposed Dimensional Tolerances More Topics to Come I (JURISDICTION) (DEPARTMENT/DIVISION NAME) ROUGH DRAFT September l7, 1996 Revised November l2, 1996 PROPOSED POLICY GUIDELINES FOR ENFORCEMENT OF DIMENSIONAL TOLERANCES Excerpt front "Proposed Police Guidelines for Enforcement of Dimensional Tolerances" ISSUE: Unfortunately, the California Building Code and the ADA do not currently indicate to what degree dimensional tolerances, field variations and alternate means are acceptable. Lacking adequate direction, many building officials feel compelled to adhere to the "letter of the law." Usually, this means a "zero tolerance" stance which results in expensive demolition and repair of minor field errors or of existing conditions which were built to a previously acceptable standard of care. This is inconsistent with the construction industry which otherwise accepts reasonable variations from design to built product. Each trade has it's own set of industry tolerances that need to be considered when examining construction tolerances. DSA identified alternatives, that would lessen any adverse impact on small hap u,,%, gcnccess com, pa'pa_d�m html Pas, I of Pdlmnn . \rthncct.. L...... mol Tolcranczx 5;6:11; 4 01 I :n1 business, are stated in their code change proposal: "To correct architecture after construction is complete to address major code deficiencies is quite costly. As these building code requirements serve the purpose of making available the right to participate in public commerce, errors and omissions in compliance unfairly limit the personal liberty of people with disabilities as protected by the fourteenth amendment. An uncorrected deficiency or failure to comply is discriminatory as now defined in the ADA, and would in most cases require demolition and reconstruction at great expense. It is urgent that costly design changes be prevented by immediately establishing a coherent direction for projects now on the drawing boards, and to prevent the erection of non - complying buildings in California." CBC § 1101 B.4 Proposal. Copyright to 1996 Pillmnn Architects P:� home I c hcrvicxx J kelvnnk I Puh':i. <hed I Dim. ToL I Fcedbock I Linki �� hup. w m "'a...1, om pa pa dim h mI Veer 2 4 , hlhn,n ,%, hW,k - Links LINKIS PA Mourn (hercictis Rcicrral; Puhli;hed Dim. r,d. Fcadhack Links. This list of links was created to assist you in your work on Americans with Disabilities Act issues, If you have an ADA related link that you would like to add to this list then please email it to pa(rt�goaccess.com Add this page to your "Bookmarks" or "Favorite Places" for future referrence. Your can also use your browser's print feature to make a hard copy. • Go Access: Disablilitv Links, Products & Services • Office of Regulation Services: DSA • Americans with Disabilities Act Document Center • Division of the State Architect • CABO /ANSI A 117.1 Accessible and Usable Buildings and Facilities • CABO /ANSI Recent Official Interpretations • California Building Standards Commission • BOMA International • California Code Legal Information • California Civil Code -Table of Contents • California Building Standards Commission • AIA Online Home Page • AIA Navigator • US Department of Justice ADA home page 57(.03 3:07 PM hup:L www.guxcccss.mm ' pa'pa 5nks.Mml Pagr I of 2 Pdlnun A�ch'ilm� - Links LINKS KS PA Ilmnc (hrr.ic R-cm -rd..: P.IbIu4cd Dim. Iol. I:cdhack Links This list of links was created to assist you in your work on Americans with Disabilities Act issues. If you have an ADA related link that you would like to add to this list then please email it to pa(c�goaccess.com Add this page to your "Bookmarks" or "Favorite Places" for fiiture referrence. Your can also use your browser's print feature to make a hard copy. . Go Access: Disablility Links. Products & ScrN'ic . Office of Regulation Services: DSA . Americans with Disabilities Act Document Center . Division of the State Architect . CABO /ANSI Al 17.1 Accessible and Usable Buildinus and Facilities . CABO /ANSI Recent Official Interpretations . California Building Standards Commission • BOMA International . California Code Le;lal Information . California Civil Code -Table of Cont . California Building Standards Commission . AIA Online Home Page . AIA Navigator • US Department of Justice ADA home page 5'h 03 4:0_ PM hllp::wwr .goaeccsy.com: pa pa links Llml Pagc I of'_