ACR, a specialized organization, brings a wealth of expertise and experience to the table, ensuring properties in California comply with ADA requirements and accessibility laws. We are adept at navigating the intricacies of large and small retail and shopping centers, guiding them toward full compliance. Our comprehensive services include two videos that outline the necessary steps for achieving full compliance. While the requirements in both videos are identical, the size of the property necessitates a higher level of ADA design professional.
It's crucial to understand that most ADA lawsuits, approximately 85% of them, begin with the exterior. This underscores the importance of full compliance, which encompasses the correct amount of accessible parking, a path of travel from the city walk, a path of travel linking buildings if there are multiple buildings on the parcel, curb ramps, detectable warning domes, and signage, among other things. The parking area, for instance, must have the correct amount of van-accessible and standard parking stalls, proper striping, and the correct color that contrasts with the pavement color. This is where most asphalt contractors falter. The slope must be within 2% maximum in all directions, along with proper signage at a minimum height of 80 inches to the bottom.
Dispersion is a crucial aspect of accessible parking, and it must be distributed evenly and fairly throughout the center. Unfortunately, this is a common mistake that many design professionals, city officials, and contractors make. Typically, designers and contractors will place all the accessible parking at either end of a building, requiring a disabled person to travel to the opposite end for goods and services from a vendor of their choice. This has become a widespread allegation in ADA lawsuits. Hence, it is essential to be cautious if you obtain a CASp report that does not mention dispersion. We are confident in our abilities to bring your property into full ADA compliance, and we are ready to help you avoid any potential lawsuits.
The law mandates the presence of a path of travel or accessible route free of barriers from all accessible entry doors to the business, accessible parking, and a city path of travel for disabled persons who do not drive but use public transportation via the public sidewalk. These routes always comprise curb ramps of various sizes that strictly adhere to multiple slopes and angles. The ramps also feature detectable warning domes, which must be correctly placed and styled. These ramps must be located within the walkway that services the business, which has strict tolerances such as a 2% max cross slope and a 5% max slope in the direction of travel. The accessible entry doors must have a clear maneuvering space with the same 2% max cross slope in all directions. The size and space will be determined by the direction the door opens and closes.
The most common allegations in ADA lawsuits are the doors' closing speed, pressure/force used to open, and floor mats not being secured. The accessible route or path of travel should be connected to the city path of travel, which consists of a walkway free of barriers. A ramp must be constructed due to elevation changes from the city sidewalk to the property walk. This ramp must have the correct landings, slopes, and ADA hand railings, which strictly comply with tolerances. A critical item contractors often overlook is the dual directional sign guiding disabled people to the barrier-free ramp location. The perimeter of the shopping center should also feature directional signage directing to this location to avoid disabled individuals wandering or guessing where the accessible route or path of travel is located. If there are multiple buildings on the parcel, the building must be connected with a path of travel with the correct slopes. This is often challenging to design since disabled persons may be directed through a dangerous vehicular way. The design professional must consider compliance to ensure safety.
This article and our videos explain what is required for full compliance on the exterior and the proper steps necessary to achieve it confidently. The first step is the CASp inspection, which should be used for something other than a design. The ADA Design Professional who creates a design has its plan checked by a CASp before submitting it to the city, which is critical. After the expert ADA contractor completes the corrections and has the city inspector sign and clear the permit that the city records.
The final CASp re-inspection catches any items the city inspector may have missed. When done, the owner receives a formal set of documents comprising an original CASp report showing the necessary corrections, an approved set of plans by a CASp and city official, a city final permit card, and a CASp re-inspection report showing all corrections have been made. The city plans and permits are now recorded, and the local authority has jurisdiction. This is the best plan for protection against ADA lawsuits. ACR has designed this protection plan based on years of experience, while others are still only partially complying with ADA regulations and leaving their clients open to multiple lawsuits.
