McLARNEY RESOURCE LIBRARY
ADA UPDATE FOR EXISTING COMMERCIAL BUILDINGS
Title 24 Title 24 (California Building Code) is enforced by California Building officials but
not ADA, which still must be complied with. Housing
(except single family residences) is under California and Federal Fair
Housing acts and not Title 24 or ADA.
Application A primary entrance
to the building or facility and the primary
CBC 1134B path of travel to the specific area of alternation, structural repair or addition and sanitary facilities, drinking fountains and public telephones serving the area.
Exceptions:
When
the total construction cost of the project does not exceed a valuation of
$95,815, and the cost of providing the additional items as listed above exceeds
20% of the cost of the project, an unreasonable hardship exists. Under this condition an additional 20% of
the projects base budget must be allocated to these accessibility
features. All accessible elements that
can be provided without incurring a disproportionate cost shall be provided
with priority given to those features that will provide the greatest access in
the following order:
1.1
An accessible entrance.
1.2
An accessible route
to the altered area.
1.3
Accessible restrooms.
1.4 Accessible
telephones.
1.5 Accessible
drinking fountains.
1.6 When
possible, additional accessible elements such as storage and alarm.
The
obligation to provide access may not be evaded by performing a series of small
alterations to the area served by a single path of travel. All alterations, repairs and additions will
be tracked over a three year period and the accumulated costs will be used to
determine if a disproportionate cost exist.
If
a hardship exists full accessibility must still be provided by at least
equivalent facilitation. If equivalent
facilitation is utilized, total compliance with new building standards may be
required on future projects if the accumulated costs of improvements over a
three year period exceeds any disproportionate cost justifications.
ADA/CBC SPECIFICATIONS
WALKS AND
SIDEWALKS (CBC 1133B.7)
Width: Min.
48 (May be reduced to 36 for right-of-way restriction, natural barriers, or
other existing conditions)
Slope: Max.
1:20 (5/8 per foot) or it shall be designed as a ramp
Change in
Level: Max. ½, no step allowed
Cross Slope: Max. 2% (1/4 per foot)
RAMPS
(CBC 1133B.5)
Ramp
Design: Any path of travel with slope
greater than 5% (5/8 per foot)
Ramps
shall always start and end with a level landing
Slope
of ramp in the direction of travel shall not exceed 8.33%
(1
per foot)
Surface
cross slope shall not exceed 2% (1/4 per foot)
Handrails: Required
on both sides, continuous for full length
Extension: 12 beyond top and bottom landing with
returned ends. Height: 34 - 38 above ramp surface
CORRIDORS
AND EXTERIOR EXIT BALCONIES (CBC 1133B.3)
Width: Min.
36 serving occupant load of less than 10
Min. 44
serving occupant load of 10 or more
STAIRWAYS
(CBC 1133B.4)
Handrails: On
both sides of stairway
Height: 34 - 38 above nosing tread.
Extension: 12 past top nosing and 12 + tread width
beyond bottom nosing
The
handrail extension shall not project into the public right-of-way
Striping: Min. 2 color contrasting
stripe
Risers: Open risers not permitted
DOORS
AND LANDINGS (CBC 1133B.2)
Min.
Width: 32 clear
Lock
&Latch: Must be operable with a single
effort (lever type, panic bars, or push-pull bars)
Thresholds: Maximum height ½
Strike Side
Clearance:
Pull Side: Exterior
Door24 and Interior Door18
Push Side: Exterior Door and Interior Door12
Door lever hardware shall be located between 30 inches and 44 inches above finished floor
TOILET
FACILITIES (CBC 1115B.1 & CPC Chapter 15)
General: Sanitary facilities that serve the specific area of
alteration, structural repair, or addition, shall comply with these regulations
Exception:
In
existing buildings or facilities exception may be granted when an unreasonable
hardship exists and equivalent facilitation is provided according to the
following criteria. All sanitary
facilities are not required to comply with these standards when accessible
sanitary facilities are within a reasonable distance (less than 200 path of
travel)
Grab
Bars: Height: 33 above & parallel
to floor (may be 36 for tank-type).
Side
bar: Min. 42 long with 24 in front of water closet
Back
bar: Min. 36 long
Lavatories: Min. 1
required
Clear Space:
Min. 30 x 48 for front approach
Wall Hung:
Min. 18 from wall to center line
Rim Height:
Max 34 above floor
Knee Space:
Min. 29 high, 30 wide & 8 deep
Toe
Clearance: Min. 9 high, 30 wide & 17 deep
Pipes:
Insulated
Faucet
Controls: Lever or push type, or electronic controlled
Water
Closets: Seat Height: 17 - 19
Flush
Controls: Max. 5lbs. lever or push type, located on clear side
Control
Height: Max. 44 above floor
Urinals: Min.
1 required.
Clear Space:
Min. 30 x 48 for front approach
MULTIPLE ACCOMMODATION TOILETS (CBC
1115B.7.1)
Wheelchair Dimension:
60 circle or 56 x 63 space.
Clearance: Height:
From floor to 27 above floor
Doors shall
not swing into the floor space required for any fixture
Accessible
Compartment: Min.
One
Where 6 or
more stalls are provided, one additional stall shall be 36 wide with an
outward swinging self-closing door and parallel grab bars
Aisle
to Accessible Compartment:
Min.
44 aisle width
Min.
48 in front of accessible compartment
BATHING FACILITIES (Showers CBC 1115B.6.2)
(Allowed
only in California)
Compartment
Showers:
Dimension: 42 wide by 48 deep with 36entrance opening
Thresholds: Max. ½ in height with 45° bevel
Dimension: 30" x 60" with 36" x 60" clear space adjacent
Alt: 36" x 60" with 36" opening
ACCESSIBLE ELEVATORS (CBC
Section 1116B.1)
Multistory
buildings must provide access by elevator
Exceptions:
1.
Floors not
customarily occupied such as, elevator pits, piping and equipment catwalks and
machinery rooms
2.
Multistoried office
buildings (other than the professional office of a health care provider) and
passenger vehicle service stations less than 3 stories or less than 3000sq. ft.
per story.
3.
Other building(s)
that is not a shopping center, shopping mall, or health provider, and is less
than 3 stories or less than 3000sq.ft. per story if a reasonable portion of all
facilities, normally used by the public are accessible
CAR DIMENSIONS:
Center
Opening Door: Min. 80 x 54
Side-Slide
Opening Door: Min. 68 x 54
Door
Clearance: 36
GENERAL
RULE FOR EXISTING BUILDINGS WITHOUT ELEVATORS
·
Elevator is not
required if the building is two stories or less and the tenants use is not
open to the public
·
Elevator is required
if the use is open to public school, medical, church, shopping center, or the
building is three stories or more, and greater than 3,000sf per floor (Hardship
may be applied for if the elevator cost is greater than 20% of the total construction
cost.)
The foregoing information is to be used only as a general
reference guide.
It is not intended to be a complete listing of all
regulations.
Please refer to the actual law for completeness and
accuracy.
UPDATE 1/04