City Hall Grounds Part 1 Table Contents & LegendsCITY OF RANCHO PALOS VERDES
ADA Transition Plan
ADA ASSESSMENT REPORT
FACILITY ID: 02 — CITY HALL GROUNDS
30940 HAWTHORNE BOULEVARD
RANCHO PALOS VERDES, CA 90275
Prepared by
BOA ARCHITECTURE / GOVERNMENT SERVICES
279 West Seventh Street
San Pedro, CA 90731
www.boaarchitecture.com
September 16, 2011
•
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Table of Contents
Cover Sheet........
Table of Contents
Executive Summary
I. General
1
II. State of California Accessibility Requirements .......................2
III. Assessment Report Development..........................................7
IV. City Site Map.........................................................................8
V. Report Legend........................................................................9
Transition Plan - Facilities
CITY HALL GROUNDS
A. CAD Drawings ............................................
B. Facility Report with Photos .........................
C. Compliance Report .....................................
D. Summary Reports
- Corrective Action Summary Report..........
..... 1-7
1 —100
..1-38
1
I. General
A. Introduction
The City Hall Grounds is a City of Rancho Palos Verdes park
facility located at 30940 Hawthorne Boulevard. It is a 71 acre
park, with a 26,459 sq. ft. (BGSF) of six single and one double
story buildings.
In June 2011, BOA Architecture / Government Services (BOA)
completed an Accessibility Assessment covering the grounds:
(1) on-site public parking spaces, and site arrival points from
public rights-of-way, including on-site exterior paths -of -travel to
the building entrances, portable restroom, and trails.]
These areas have been surveyed for compliance with
accessibility standards based on the 2007 California Building
Code (CBC) and the 1991 and 2004 Federal Americans with
Disabilities Act Accessibility Guidelines (ADAAG). This
Accessibility Assessment identifies present code deficiencies,
recommended corrective actions, and estimated repair costs
to meet current CBC and ADAAG requirements.
The Accessibility Assessment was accomplished by BOA
using teams of access specialist equipped with measuring
devices and Tablet PC loaded with BOA's access database,
and is based on visual examination from site visits which took
place on June 2, 2011. BOA also integrate into our report are
City staffs input, prior public complaints, and existing drawings
of the site and building.
This assessment specifically excludes: termite infestation and
damage; current or previous asbestos material; geological
faults, area flood conditions, noise or air pollution, and other
general or area conditions; lead paint; hazardous waste and
radon gas; irrigation sprinkler systems; function of exterior
security lighting; legal description of property, such as
boundaries, egress/ingress, etc.; and all items, conditions and
components which are not readily visible.
This survey has not been exhaustive in total or in part. We
have not fully analyzed the design of the building or
component parts, nor have we determined as -built
construction to be in conformance with plans or specification,
or governing codes other than the stipulated guidelines to this
survey.
II. State of California Accessibility Requirements
A. California Government Code (CGC), Sections 4450(a),
4451(b), and 4459(c)
City of Rancho Palos Verdes owned buildings, structures,
sidewalks, curbs, and related facilities fall under requirements
of the California Government Code (CGC), Section 4450(a):
"4450.(a) ... all buildings, structures, sidewalks, curbs, and related
facilities constructed in this state by the use of state, county, or
municipal funds, or the funds of any political subdivision of the state
shall be accessible to and usable by persons with disabilities."
In addition, buildings, structures, sidewalks, curbs, and related
facilities leased by the City are required to be accessible under
California Government Code (CGC), Section 4451(b):
"4451. (b) When required by federal or state law, buildings,
structures, and facilities, or portions thereof, that are leased, rented,
contracted, sublet, or hired by any municipal, county, or state division
of government, or special district shall be made accessible to, and
usable by, persons with disabilities,"
California Government Code Sections 4450(c) and 4459(c)
calls for the scope of accessibility regulations in the California
Building Standards Code to be not less than the application
and scope of accessibility requirements of the ADA:
"4450. (c) In no case shall the State Architect's regulations and
building standards prescribe a lesser standard of accessibility or
usability than provided by the Accessibility Guidelines prepared by
the federal Access Board as adopted by the United States
Department of Justice to implement the Americans with Disabilities
Act of 1990 (Public Law 101-336)"
"4459. (a) The State Architect shall develop amendments for
building regulations and submit them to the California Building
Standards Commission for adoption to ensure that no accessibility
requirements of the California Building Standards Code shall be
enhanced or diminished except as necessary for (1) retaining
existing state regulations that provide greater accessibility and
features, or (2) meeting federal minimum accessibility standards of
the federal Americans with Disabilities Act of 1990 as adopted by the
United States Department of Justice, the Uniform Federal
Accessibility Standards, and the federal Architectural Barriers Act.
(b) The Department of General Services shall use fees deposited in
the Disability Access Account established in Section 4454 for the
purposes identified in this chapter. The department shall include the
cost of carrying out the responsibilities identified in this chapter as
part of the plan review costs in determining fees.
(c) Notwithstanding any other provision of law, the application and
scope of accessibility regulations in the California Building Standards
Code shall not be less than the application and scope of accessibility
requirements of the federal Americans with Disabilities Act of 1990
as adopted by the United States Department of Justice, the Uniform
Federal Accessibility Standards, and the federal Architectural
Barriers Act."
B. California Building Standards Code (Title 24)
State regulations set specific accessibility requirements which
apply to buildings and facilities covered by the access statutes.
California's accessibility regulations are found in the California
Building Standards Code (Title 24) and include the 2007
California Building Code, Title 24, Part 2, Volume 1, Chapters
11A, 11 B, and 11C (and parts of Chapter 10.) The regulations
in California were developed by the Division of the State
Architect, Access Compliance Section, eight years prior to the
adoption of the ADA. Accessibility regulations from the
California Building Standards Code have been written with the
intent to provide a single code which would meet all of the
most stringent requirements of the original California Building
Standards Code, as well as the 1991 Federal Fair Housing
Amendments Act and the ADA Accessibility Guidelines
(ADAAG).
Buildings, structures, sidewalks, curbs, and related facilities
funded or leased by the City are required to be accessible
under the 2007 California Building Code, Title 24, Part 2,
Chapter 1, Sections 109.1.1.1 and 109.1.1.2 (formerly 2001
CBC, Sections 107.17.11.1.1 and 107.17.11.1.2):
"109.1.1 Application. See Government Code commencing with
Section 4450.
Publicly funded buildings, structures, sidewalks, curbs and related
facilities shall be accessible to and usable by persons with
disabilities as follows:
109.1.1.1 All buildings, structures, sidewalks, curbs and related
facilities constructed in the state by the use of state, county or
municipal funds, or the funds of any political subdivision of the state.
109.1.1.2 All buildings, structures and facilities that are leased,
rented, contracted, sublet or hired by any municipal, county, or state
division of government, or by a special district."
Generally, for new construction projects, the City must provide
full accessibility to all areas of facilities or portions of facilities,
including exterior paths of travel, and all floors, including split
levels, platforms, podiums, sunken areas, balconies, roof
gardens, and mezzanines (2007 CBC, Sections 1103B.1 &
1127B.1). For alteration, renovation, structural repair, or
addition projects, the City must provide full accessibility within
the specific area of alteration. All proposed work must comply
fully with the requirements for new construction (2007 CBC,
Section 1134B.2).
Exceptions (a) may be granted from requirements for full
compliance, for example when full compliance creates an
unreasonable hardship. Even when unreasonable hardship is
demonstrated, some form of "equivalent facilitation" must
usually be provided to make the facility usable by persons with
disabilities.*
'Source: California Department of Justice "Legal Rights of Persons with Disabilities",
Revised April 2006
C. 2010 ADA Standards for Accessible Design"
The Federal Department of Justice published revised
regulations for Titles II and III of the Americans with Disabilities
Act of 1990 "ADA" in the Federal Register on September 15,
2010. These regulations adopted revised, enforceable
accessibility standards called the 2010 ADA Standards for
Accessible Design "2010 Standards" or "Standards". The 2010
Standards set minimum requirements – both scoping and
technical – for newly designed and constructed or altered
State and local government facilities, public accommodations,
and commercial facilities to be readily accessible to and
usable by individuals with disabilities.
Adoption of the 2010 Standards also establishes a revised
reference point for Title II entities that choose to make
structural changes to existing facilities to meet their program
accessibility requirements; and it establishes a similar
reference for Title III entities undertaking readily achievable
barrier removal.
State and local government facilities must follow the
requirements of the 2010 Standards, including both the Title II
regulations at 28 CFR § 35.151; and the 2004 ADAAG at 36
CFR part 1191, appendices B and D. In the few places where
requirements between the two differ, the requirements of 28
CFR § 35.151 prevail.
If the start date for construction is on or after March 15, 2012,
all newly constructed or altered State and local government
facilities must comply with the 2010 Standards. Before that
date, the 1991/1994 Standards (without the elevator
exemption), the UFAS, or the 2010 Standards may be used for
projects when the start of construction commences on or after
September 15, 2010.
"Sources: U.S. Department of Justice "2010 ADA Standards for Accessible Design",
September 15, 2010, and 28 CFR § 35.150.
The 1991/1994 Standards and the 2010 Standards apply to
fixed or built-in elements of buildings, structures, site
improvements, and pedestrian routes or vehicular ways
located on a site. Unless specifically stated otherwise, the
advisory notes, appendix notes, and figures contained in the
1991/1994 Standards and the 2010 Standards explain or
illustrate the requirements of the rule; they do not establish
enforceable requirements.
Safe harbor under 28 CFR § 35.150(b)(2)(i): Elements that
have not been altered in existing facilities on or after March 15,
2012, and that comply with the corresponding technical and
scoping specifications for those elements in either the
1991/1994 Standards or in the Uniform Federal Accessibility
Standards (UFAS), Appendix A to 41 CFR part 101-19.6 (July
1, 2002 ed.), 49 FR 31528, app. A (Aug. 7, 1984) are not
required to be modified in order to comply with the
requirements set forth in the 2010 Standards.
The safe harbor provided in § 35.150(b)(2)(i) does not apply to
those elements in existing facilities that are subject to
supplemental requirements (i.e., elements for which there are
neither technical nor scoping specifications in the 1991/1994
Standards). Elements in the 2010 Standards not eligible for
the element -by -element safe harbor are identified as follows—
• (A) Residential facilities dwelling units, sections 233 and 809.
• (B) Amusement rides, sections 234 and 1002; 206.2.9; 216.12.
• (C) Recreational boating facilities, sections 235 and 1003;
206.2.10.
• (D) Exercise machines and equipment, sections 236 and 1004;
206.2.13.
• (E) Fishing piers and platforms, sections 237 and 1005;
206.2.14.
• (F) Golf facilities, sections 238 and 1006; 206.2.15.
• (G) Miniature golf facilities, sections 239 and 1007; 206.2.16.
• (H) Play areas, sections 240 and 1008; 206.2.17.
• (1) Saunas and steam rooms, sections 241 and 612.
• (J) Swimming pools, wading pools, and spas, sections 242 and
1009.
• (K) Shooting facilities with firing positions, sections 243 and
1010.
• (L) Miscellaneous.
• (1) Team orplayer seating, section 221.2.1.4.
• (2) Accessible route to bowling lanes, section. 206.2.11.
• (3) Accessible route in court sports facilities, section
206.2.12.
III. Assessment Report Development
A. Survey
The accessibility assessment conducted by BOA Architecture /
Government Services (BOA) was accomplished using teams
of surveyors equipped with measuring devices, drawings of
existing construction, and survey forms. The assessment was
conducted in accordance with the 1991 ADAAG, as adopted
into the 1994 ADA Standards (ADAS), and the 2007 CBC,
Chapter 11 B.
B. Report Production
BOA's ADA Assessment Database is a relational database
program that is used to study and survey buildings and
facilities for compliance with the 1991 ADA Accessibility
Guidelines (1991 ADAAG), as adopted into the 1994 ADA
Standards (1994 ADAS); the 2004 ADA Accessibility
Guidelines (2004 ADAAG), as adopted into the 2010 ADA
Standards (2010 ADAS); and the 2007 California Building
Code, Chapter 11 B. The program assembles, organizes, and
maintains field survey information. It records existing
conditions (actual measurements or dimensions), code
requirements (required measurements), and recommendations
to remove or mitigate potential physical barriers.
BOA used this program to generate survey reports for the
Accessibility Assessment. The ADA Assessment Database
lists the identified potential barriers in a report format that cites
deviations from applicable federal and/or state accessibility
standards. This allows for convenient sorting of recorded
information by location, type, severity, priority, and related
categories.
The Report Legend in Section V of this report lists data BOA
included in the Accessibility Assessment's Facility and
Compliance Reports for potential physical barriers that have
been identified.
C. Prioritization
"A public accommodation is urged to take measures to comply
with the barrier removal requirements of this section in
accordance with the following order of priorities."
• Priority 1 — Access into Facilities — 28 CFR
36.304(c)(1)
• Priority 2 — Program Areas — 28 CFR 36.304(c)(2)
• Priority 3 — Restroom Facilities — 28 CFR 36.304(c)(3)
• Federal Department of Justice Priorities - 28 CFR
36.304(c)
The ADA Assessment Database assigns a location type to
each identified potential physical barrier that corresponds to
priorities recommended by the Federal Department of Justice,
as described in Title 28 of the Code of Federal Regulations,
Part 36 — Nondiscrimination on the Basis of Disability by Public
Accommodations and in Commercial Facilities. Summary
reports list breakdowns of potential barriers and estimated
costs of recommended corrective actions by the Department
Justice Priorities.
IV. City of Rancho Palos Verdes Map
BOA Architecture
ADA Assessment Report Legend
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Facility Report Legend
No. OItem
G)
Description
1
Keynote
An internal BOA identifier used to organize assessment data for each identified barrier. This number corresponds to the numbers on the
floor plan or site plan identifying barriers.
2
Location
Location of barrier and/or room numbers, corresponding to the City of Rancho Palos Verdes Public Right -of -Way, Parks, and floor plans.
3
Photo Number
Number of the photo showing the barrier.
4
Field Condition
Description of the Compliance Item describing access barrierand Description of Existing Condition.
5
Corrective Action
Proposed corrective action for the access barrier.
6
Additional Comments
Additional Comments aboutthe barrier.
7
Total Cost
The total estimated cost to correct a barrier.
8
Planned Completion
Status of planned completion date.
9 Priority
Compliance Report Legend
No. Item
Priority for barrier removal; Five levels: 1= Highest priority (access most urgently needed, this is typically related to a code issue or an
identified individual need), 2 = High priority (barrier severely impedes or completely blocks access to a program, service, and/or activity),
3 = Medium priority (a barrier exists with some access but complete access does not exist for all programs, activities, and/or services), 4 =
Low priority (brings minor deviations up to code), 5 = Not mandated (the correction enhances facility accessibility and exceeds minimum
requirements or will be corrected in connection with other planned building renovation projects).
Description
10
Keynote
An internal BOA identifier used to organize assessment data for each identified barrier. This number corresponds to the numbers on the
Public right-of-way, parks, or floor plan identifying barriers.
11
Group
An internal BOA identifier used to organize assessment data by general type of Deficiency.
12
Location
Location of barrier and/or room numbers, corresponding to the Public right-of-way, parks, or floor plans.
13
Item Name
Name of the access barrier.
14
Description
Description of the access barrier.
15
1991 ADAAG
Code citations, specifying applicable sections in the 1991 ADA Accessibility Guidelines.
16
2004 ADAAG
Code citations, specifying applicable sections in the 2004 ADA Accessibility Guidelines.
17
2007 CBC
Code citations, specifying applicable sections in the 2007 California Building Code.
18
2005 PROW
Code citations, specifying applicable sections in the 2005 Draft Public Rights -of -Way Accessibility Guidelines.
19
Existing Condition
Includes field measurements and field notes about the deficiency.
20
Use
Use of room or space where barrier has been identified (Ex: General Student Use).
21
Severity
Severity of barrier; Six levels: A = Safety Hazard, B = Severe or Complete Barrier to Access, C = Partial Barrier to Access, D = Minor Code
Deviation, E = Non -Mandated Access Improvement, X = Not Related to Program Access.
22
Location Type
Location Type, as described by Federal Department of Justice Priorities — 28 CFR 36.304(c); Five Levels: 1 = Access Into Facilities, 2 =
Program Areas, 3 = Restroom Facilities, 4 = Other Areas/Elements, 5 = Duplication.
Abbreviations
ADA Americans with Disabilities Act DOE Department of Education FCC Federal Communications Commission SF Square Feet
ADAAG ADA Accessibility Guidelines DOJ Department of Justice LBF Pound Force TDD Telecommunications Devices for the deaf
AFF Above Finished Floor DSPS Disabled Students Programs and Services LF Linear Feet TRS Telecommunications Relay Services
CBC California Building Code EEOC Equal Education Opportunity Commission POT Path of Travel TTY Teletypewriters