Curb ramp landing in alteration

[PatrickGSR94]

I have an existing retail facility with multiple ADA issues that we're trying to correct. One of them is that the ADA parking in front of the entry doors was originally installed too low. The parking spaces themselves are fine, but the curb ramp slopes at a constant 6.5% from the access aisle all the way up to the entry door threshold, about a 13 inch vertical height change in 17 feet. There is no level landing outside the (double) entry doors.

We had an accessibility consultant take a look at the building, in-person, and they suggested converting the doors to automatic operation, possibly with a retrofit power door closer/operator. This would effectively make the floor inside the building as the "landing". Obviously this doesn't work for new construction, but what about alterations?

The only way I know of to make it totally in compliance is to completely tear out the sidewalk area in front of the doors, and cut out the existing ADA parking areas, and raise everything up so that we have a landing outside the doors at 2% max, then a 6' long, 6" rise curb ramp at 8.3% max, and then the ADA parking area at 2% max, then transition the concrete back down to the existing paving, outside the 2% max slope parking area. Of course this will be quite expensive and disruptive to the business, who wish to stay open during renovations if at all possible.

Any other insight or suggestions?

 

[Paul Sweet]

Is there a cross sidewalk at the parking area? Do you have a sketch?

If you had a 5 foot landing in front of the door at 2% slope, that would leave just under 12" difference in 12 ft. A regular ramp would work. The only problem might be the handrail extension at the bottom.

 

[PatrickGSR94]

Is there a cross sidewalk at the parking area? Do you have a sketch?

If you had a 5 foot landing in front of the door at 2% slope, that would leave just under 12" difference in 12 ft. A regular ramp would work. The only problem might be the handrail extension at the bottom.

It's a curb ramp between a row of parking and the sidewalk running along the building between the parking and the building wall. The concrete extends out from the building 17 feet. That's why I'm thinking the HC parking will need to be raised up so that a 6' long 6" rise curb ramp can be installed.

 

[PatrickGSR94]

This is what the ADA consultant told me just now "We often recommend automatic door openers when there is no level landing provided at a door. When the door remains open for at least 30 seconds it eliminates the need for a level area to sit and operate the door. We would consider this equivalent facilitation in most cases (2010 ADA 103)."

If it helps, the building was constructed before 15 March 2012, and does not currently comply with the 1991 ADAAG.

 

[Yikes]

Please provide a sketch or photo of the existing condition, if possible.

 

[PatrickGSR94]

Please provide a sketch or photo of the existing condition, if possible.

Is there no way to attach a photo? I don't have an online photo hosting source at the moment.

 

[mtlogcabin]

Snip it then you should be able to post it

 

[Yikes]

Snip it then you should be able to post it

If you have a Windows-based PC and have never used the snipping tool before, it will change your life:
https://support.microsoft.com/en-us...eenshots-00246869-1843-655f-f220-97299b865f6b