BARR ARCHITECTURE, INC. BARR COMMERCIAL CONSTRUCTION, INC.
The Design-Build Team architects∙generalcontractors
Admitted in;
LA Lic. #6684
ALLic. #6381
AZLic. #61976
AR Lic. #8954
NY Lic. #032101
VA Lic. #0401014247
MA Lic. #31706
KY Lic. #7493
PA Lic. #RA404159
GA Lic. #RA012017
IL Lic. #001.021899
DELic. #S50008086
WA Lic. #9425
MD Lic. #15438
TX Lic. #23115
MN Lic. #51867
TN Lic. #103878
FLA Lic. #AR0016160
Re: The Waters on Mayowood, 827 Mayowood Rd SW Rochester, MN 55902
ADA Site Assessment
November 24th,2021
NELic. #A-4753
MS Lic. #8267
CO Lic. #ARC402305
NV Lic. #6710
MO Lic. #2012006229
PR Lic. #21914
NC Lic. #12152
OH Lic #ARC1115461
MI Lic. #13010-59729
RI Lic. #4838
NJ Lic. #21AI02103100
WI Lic. #12166-5
CTLic. #ARI0013090
SC Lic. # ARI9089
UTLic. #10465827-0301
FLA CGC #1523592
AZGC Lic.#323023
AR GC Lic.#0381750519
Barr Architecture Inc. (BAI) has reviewed the documents provided by Inland Private Capital Corporation and visited the property on November 16th , 17th ,and 18th 2021 to review the handicap accessibility concerns at the above referenced property.
The intent of our site visit was toobserve the conditionof the accessible site elements (Curb ramps, sidewalks and designated handicap parking spaces) residential units, and common area elements.
Additionalevaluation may be required dependent uponOwnership’s direction and intent to make the noted improvements. Improvements should be designed,documented and permitted withthe governing authority having jurisdiction. Upon completion of the improvements Ownership should notifyBAI and request a follow-up observation toverify compliance.
The conclusions of this report are our Professional Opinion and are based upon theauthorities cited herein to observe non-compliant elements where applicable. Reference materials reviewed during theperformance of this report include the following;
• 28CFR Part 36; ADAStandardsforAccessible Design, Revised as ofJuly 1, 1994;
• ANSI A117.1-1986;
• 2010 ADA StandardsforAccessible Design Department of Justice September 15, 2010;
• 1991 ADA StandardsforAccessible Design Department of Justice July 1, 1994;
• 2010 ADA StandardsforAccessible Design Department of Justice September 15, 2010;
• 28CFR Part 36; ADAStandardsforAccessible Design, Revised as ofJuly 1, 1994;
• 2020 Minnesota Accessibility Code.
Tools and equipment used during the performance of this report;
• 24” digital level manufactured by M-D Building Products;
• 25’ tape measure;
• Digital/Laser measuring device;
• Technidea Pro-2000 ZipLevel (+-0.1” accuracy)
• iPhone/ Android Phone
Accessibility Concerns
To determine costs where applicable reference should be made to the Evaluation of Barrier Removal Costs Associated with 2004 Americans with Disabilities Act (ADA) Accessibility Guidelines by E.H. Pechan & Associates, Inc for the SBA Officeof Advocacydated November 2007, ANSI A117.12003 and to RS Means ADA Compliance Pricing Guide2nd Edition (2004). Additionalcostsmay be incurred for architectural plans and permits.
Public accommodations covered by Title III of the ADA should be designed and constructed as accessible in accordance with 28 CFR 36.401. Alterations and additions are similarly mandated under28 CFR 36.402 and 36.403.
Findings
The Waters on Mayowood was constructed in the year 2015 and based on our review of the Client provided documentsand our site observations the FairHousing Act Guidelines donot apply tothis property. Even though theFair Housing Act does not apply, it stipulates that many states demand acertain percentage (often5%) of new multifamily housing must comply with more stringent physical accessibility requirements than required underthe Fair Housing Act. Among the 176 dwellings within The Waters on Mayowood,7 units are specifically designated as ADA units, and 34 units are designated as memory care units which comply withthe ADA Guidelines.
The following inspections are represented with a number located in thearea shown on thesite plan below. Each number indicatesan area observed withone or multiple non-compliant site conditions along with their approximate location.
TheWaters on Mayowood
Site Condition – Accessible Parking Slope
1. Accessible parking spaces shall have a slope no greater than1:48 in all directions. BAI observed accessible parking spaces with slopes greater than themaximum allowable 1:48.
Proposed Resolution
• Ownership shall provide accessible parking spaces withcompliant slopes.
Parking spaces and access aisles shall comply with Section 302 and have surface slopes not steeper than 1:48. Access aisles shall be at the same level as the parking spaces they serve.
2. Accessible parking spaces shall have clear parking space identification signage mounted 60 inches minimum above the finish floor or ground and shall be fully visible. BAI observed accessible parking spaces without proper identificationsignage.
Proposed Resolution
• Ownership shall provide clearly visible accessible parking identification signage mounted at a compliant height.
Parking space identification signs shall include the International Symbol of Accessibility complying with 703.7.2.1. Signs identifying van parking spaces shall contain the designation"van accessible." Signsshall be60inches (1525 mm) minimum abovethefinish floor or ground surface measured to thebottom of the sign.
MISSING
Site Condition – Walking Surfaces: Sidewalk Slopes
3. Walking surfacesthat are apart of an accessible routeshall haverunning slopes not steeper than1:20 and cross slopes not greater than1:48. BAIobserved walking surfaceswithcross slopes steeper than theallowable maximum 1:48.
Proposed Resolution
• Ownership shall provide walking surfaces along accessible routes withcompliant slopes.
Accessible routes shall consist of one or more of the following components: Walking surfaces with a slope not steeper than 1:20, doors and doorways, ramps, curb ramps excluding the flared sides, elevators, and platform lifts.
Walking surfaces that are a part of an accessible route shall comply withSection 403. Floor surfaces shall comply with Section 302.
The running slope of walking surfaces shall not be steeper than 1:20. The cross slope of a walking surface shall not be steeper than1:48.
Site Condition – Missing Accessible Curb Ramps / Landing
4. Access aisles shall adjoin an accessible route. Accessible routes must connect parking spaces to accessible entrances. BAI observed many accessible parking spaces missing accessible curb ramps and landings.
Proposed Resolution
• Ownership shall provide accessible ramps and landings connecting tothe access aisles withcompliant running slopes and cross slopes
Access aisles shall adjoin an accessible route. Accessible routes must connect parking spaces toaccessible entrances.
Accessible routes shall consist of one or more of the following components: walking surfaces witha running slope not steeper than 1:20, doorways,ramps, curb ramps excluding the flared sides, elevators, and platform lifts. All components of an accessible route shall comply with the applicable requirements of Chapter 4.
Ramp runs shall have a running slope not steeper than1:12. Cross slope of ramp runs shall not be steeper than1:48. The rise for any ramp run shall be 30 inches (760 mm) maximum. Ramps shall havelandings at thebottomandtopof each ramp run. Landingsshall comply with Section 405.7.Landingsshall have aslope not steeper than 1:48 and shall comply withSection 302. Landings shall have a clear length of 60 inches (1525 mm) minimum.
Waters on Mayowood
Common Areas – Control Height – Thermostats
5. Controls shall be mounted within a range from 15 to48 inches. BAI observed thermostats within common areas mounted higher thanthe maximum allowable 48 inches.
Proposed Resolution
• Ownership shall provide thermostats mounted within a range of 15 to 48 inches
Where a forward reach is unobstructed,thehigh forward reach shall be 48 inches (1220 mm) maximum and the low forward reach shall be 15 inches (380 mm) minimum above the finish floor or ground.
Where a clear floor or ground space allows a parallel approach toan element and the side reach is unobstructed,the high side reach shall be 48 inches (1220 mm) maximum and the low side reach shall be 15 inches (380 mm) minimum above thefinish floor or ground.
TheWaters on Mayowood
CAFÉ LEVEL 1 –BLD 823
FITNESS CENTER LEVEL 2 –BLD 827
Common Areas – Miscellaneous Control Height
6. Controls shall be mounted within a range from 15 to 48 inches. BAI observed several different control devices within common areas mounted higher than the maximum allowable 48 inches.
Proposed Resolution
• Ownership shall provide controls mounted within a range of 15 to48 inches
Where a forward reach is unobstructed,thehigh forward reach shall be 48 inches (1220 mm) maximum and the low forward reach shall be 15 inches (380 mm) minimum above the finish floor or ground.
Where a clear floor or ground space allows a parallel approach toan element and the side reach is unobstructed,the high side reach shall be 48 inches (1220 mm) maximum and the low side reach shall be 15 inches (380 mm) minimum above thefinish floor or ground.
TheWaters on Mayowood
Common Areas – Outgoing Mail Height
7. Outgoingmail boxes shall be mounted within a range from 15 to48 inches. BAI observed outgoing mail boxes within common areas mounted higher than the maximum allowable 48 inches.
Proposed Resolution
• Ownership shall provide outgoing mail boxes mounted within a range of 15 to48 inches
Where a forward reach is unobstructed,thehigh forward reach shall be 48 inches (1220 mm) maximum and the low forward reach shall be 15 inches (380 mm) minimum above the finish floor or ground.
Where a clear floor or ground space allows a parallel approach toan element and the side reach is unobstructed,the high side reach shall be 48 inches (1220 mm) maximum and the low side reach shall be 15 inches (380 mm) minimum above thefinish floor or ground.
BLD.
BLD.
Common Areas – Sink Height
8. Lavatories and sinks shall be installed no higher than 34 inches (865 mm) maximum above the finish floor or ground. BAI observed some lavatories and sinks mounted higher than themaximum allowable 34 inches.
Proposed Resolution
• Ownership shall mount sinks and lavatories within thecompliant mounting range.
Lavatories and sinks shall be installed with thefront of thehigher of the rim or counter surface 34 inches (865 mm) maximum above thefinish floor or ground.
Common Area Restrooms – Mirror Height
9. Mirrors located above lavatories or countertops shall be installed with the bottomedge of the reflecting surface 40 inches maximum above the finish floor or ground. BAI observed mirrors within the restrooms mounted higher thanthe maximum allowable 40 inches.
Proposed Resolution
• Ownership shall mount mirrors withinthe compliant mounting range.
Mirrors located above lavatories or countertops shall be installed with the bottom edge of the reflecting surface 40 inches (1015 mm) maximum above the finish floor or ground. Mirrors not located above lavatories or countertops shall be installed with the bottom edgeof the reflecting surface 35 inches (890 mm) maximum above the finish floor or ground.
Common Areas – Paper Towel Dispenser Height
10. Reach ranges shall fall within 15 and 48 inches. BAI observed paper towel dispensers within common areas mounted higher thanthe maximum allowable 48 inches.
Proposed Resolution
• Ownership shall provide paper towel dispensers mounted within a range of 15 to 48 inches.
Where a forward reach is unobstructed,thehigh forward reach shall be 48 inches (1220 mm) maximum and the low forward reach shall be 15 inches (380 mm) minimum above the finish floor or ground. Where a clear floor or ground space allows a parallel approach toan element and the side reach is unobstructed,the high side reach shall be 48 inches (1220 mm) maximum and the low side reach shall be 15 inches (380 mm) minimum above thefinish floor or ground. If soap and towel dispensers are provided,theymust be located within thereach ranges specified in 308. Locate soap and towel dispensers so that theyare conveniently usable by a person at the accessible lavatory.
Waters on Mayowood
Common Area Restrooms – Accessible Toilet Compartment Doors
11. Wheelchair accessible toilet stall doors shall be self-closing. BAI observed accessible restroom doorswithout proper self-closing hardware.
Proposed Resolution
• Ownership shall provide self-closing doors that donot swing into the minimum required compartment area on wheelchair accessible restrooms.
• Ownership shall provide a self-closing hardware forthe accessible restroom doors.
Toilet compartment doors, including door hardware, shall comply with 404 except that if the approach is to the latch side of the compartment door, clearance between the doorside of the compartment and any obstruction shall be 42 inches (1065 mm) minimum. Doors shall be locatedin thefrontpartitionor in thesidewall or partitionfarthestfrom thewatercloset. Where located in thefront partition, thedoor opening shall be 4 inches (100 mm) maximum from the sidewall or partition farthest fromthewatercloset. Where located in thesidewall or partition, thedooropening shall be 4inches (100 mm) maximum fromthefront partition. The doorshall be self-closing. A door pull complying with404.2.7 shall be placed on bothsides of the door near the latch. Toilet compartment doors shall not swing into the minimum required compartment area.
TheWaters on Mayowood
W
WOMEN’S RESTROOM LOWER LEVEL
Common Areas – Coat Hooks
12. Coat hooks shall be mounted withina range of 15 to 48 inches above thefinish floor. BAI observed coat hooks within the accessible restroom mounted higher than the maximum allowable 48 inches.
Proposed Resolution
• Ownership shall mount coat hooks within the compliant mounting range.
Coat hooks provided within the room shall be located within one of the reach ranges specified in 308.
Where a clear floor or ground space allows a parallel approach to an element and the side reach is unobstructed,the high side reach shall be 48 inches (1220 mm) maximum and the low side reach shall be 15 inches (380 mm) minimum above thefinish floor or ground.
TheWaters on Mayowood
Common Areas – Doors Maneuvering Clearance
13. Maneuvering clearances at doorswith a pull side,front approach shall be a minimum 18 inches. BAI observed doors within thecommon areas with non-compliant maneuvering clearances.
Proposed Resolution
• Automatic dooroperators should be installed where it is impractical to modifythe wall structure toaccommodate therequired clear floor area.
Minimum maneuvering clearances at doors that are not automatic or power-assisted shall beas shownin Fig. 25.The floor orground area withintherequired clearances shall belevel and clear.
CLUB
TheWaters on Mayowood
Common Areas – Change in Elevation
14. Even small abrupt changes of level in thesurface of an accessible route pose a tripping hazard formany people and can be a significant obstacle for people using wheelchairs. Accessible routes shall not have a vertical change in level greater than¼ inch. BAI observed accessible routes withchanges in level greater thanthe allowable ¼ inch.
Proposed Resolution
• Ownership shall provide compliant floor surfaces so as toavoid posing tripping hazards.
Changes in level of ¼ inch (6.4 mm) high maximum shall be permitted to be vertical. Changes in level between 1/4 inch (6.4 mm) high minimum and 1/2 inch (13 mm) high maximum shall be beveled with a slope not steeper than 1:2.
Common Areas –Missing Signage/ Braille
15. Where bothvisual and tactile characters are required, either one sign with both visual and tactile characters, or two separate signs, one with visual, and one with tactile characters, shall be provided. Where a tactile sign is provided at a door, the sign shall be located alongside thedoor at the latch side. BAI observed several locations within common areas without proper signage.
Proposed Resolution
• Ownership shall provide proper signage/identification of accessibility at a compliant mounting height and location.
Where a tactile sign is provided at a door,the sign shall be located alongside the doorat the latch side.
Tactile characters onsigns shall be located 48inches (1220 mm) minimum above thefinish floor or ground surface, measured from the baseline of the lowest tactile character and 60 inches (1525 mm) maximum above the finish floor or ground surface, measured from the baseline of thehighest tactile character.
The International Symbol of Accessibility shall comply withFigure 703.7.2.1.
Residential Units – Control Heights – Thermostats
16. Controls shall be mounted within a range from 15 to48 inches. BAI observed thermostats within units mounted higher than themaximum allowable 48 inches.
Proposed Resolution
• Ownership shall provide thermostats mounted within a range of 15 to 48 inches.
Where a forward reach is unobstructed,thehigh forward reach shall be 48 inches (1220 mm) maximum and the low forward reach shall be 15 inches (380 mm) minimum above the finish floor or ground.
Where a clear floor or ground space allows a parallel approach toan element and the side reach is unobstructed,the high side reach shall be 48 inches (1220 mm) maximum and the low side reach shall be 15 inches (380 mm) minimum above the finish floor or ground.
Residential Units (TYPE A)* – Kitchen Sinks Height
17. The sink and kitchen work surface shall be 34 inches maximum above the finish floor or ground.BAI observed thesink and kitchen work surface in adaptable mounted higher than theallowable maximum 34 inches above the finish floor.
Proposed Resolution
• Ownership shall provide a kitchen work surface area at a compliant height.
The kitchen work surface shall be 34 inches maximum above thefinish floor or ground.
Residential Units (TYPE B)* – Kitchen Sinks Height
Althoughthe sink and kitchen work surface height exceeded themaximum allowable height above finished floor in multiple Dwelling Units, BAI observed the kitchen sink height tobe compliant in memory care residential units and designated ADA units.
Unit Type A – Regular Unit TypeB –MemoryCare
TheWaters on Mayowood
Residential Units (TYPE A)* – Bathroom Sink Height
18. The rims or counter surfaces shall be 34 inches maximum above thefinish floor or ground.BAI observed thesink counter surface heights in adaptableunits exceeding 34 inches.
Proposed Resolution
• Ownership shall provide sink counter surface areas at a compliant height.
Lavatories and sinks shall be installed with the front of the higher of the rim or counter surface 34 inches (865 mm) maximum above thefinish floor or ground.
Unit Type A – Regular Unit TypeB –MemoryCare
Waters on Mayowood
Residential Units (TYPE B)* – Bathroom Sink Height
Althoughsink counter surface heights were found toexceed the maximum allowable height in dwellings, BAI observed thesink counter surface heights to be compliant in memory care residential units.
TheWaters on Mayowood
Residential Units – Secondary DoorwayClear Width
19. Usable doors including all secondary exterior doors within dwelling units must provide a clear opening of 32 inches minimum. BAI observed usable doors within units with a doorwayclear opening less thanthe minimum allowable 32 inches.
Proposed Resolution
• Ownership shall provide doors with a clear opening of 32 inches minimum.
Door openings shall provide a clear widthof 32 inches (815 mm) minimum. Clear openings of doorwayswith swinging doorsshall be measured betweenthe faceof thedoor and the stop,with thedoor open 90 degrees. Openings more than 24 inches (610 mm) deepshall provide a clear opening of 36 inches (915 mm) minimum. There shall be no projections into the required clear opening widthlower than34 inches (865 mm) above the finish floor or ground.Projections into the clear opening widthbetween34 inches (865 mm) and 80 inches (2030 mm) above the finish floor or ground shall not exceed 4 inches (100 mm).
Waters on Mayowood
Residential Units – Kitchen Clear Width
20. A clearance of at least 40 inches betweenall opposing base cabinets, countertops, appliances, and walls are required. BAI observed multiple clearances betweenthe kitchen pathwaysless than the allowable 40 inches minimum.
Proposed Resolution
• Ownership may provide clearances within a compliant range; however, it is structurally impractical tomodify clearances between counters and appliances within the units.
Where a pass through kitchen is provided,clearances shall comply with804.2.1.
Where a U-shaped kitchen is provided,clearances shall comply with804.2.2. Inpass through kitchens where counters, appliances or cabinets are on twoopposing sides, or where counters, appliances or cabinets are opposite a parallel wall, clearance between all opposing base cabinets, counter tops,appliances, or walls within kitchen work areas shall be 40 inches (1015 mm) minimum. Pass throughkitchens shall have twoentries. In U-shaped kitchens enclosed on three contiguous sides, clearance between all opposing base cabinets, counter tops,appliances, or walls within kitchen work areas shall be 60 inches (1525 mm) minimum.
TheWaters on Mayowood
Residential Units – Water Closet Location
21. The centerline of the watercloset shall be 16 inches minimum to 18 inches maximum from the sidewall or partition. BAI observed a water closet within theunit’s restroom is located more than the18 inches maximum from the side of thewall or partition.
Proposed Resolution
• Ownership shall relocate the watercloset withina compliant distancefrom the side wall.
The water closet shall be positioned with a wall or partition to the rear and to one side. The centerline of the water closet shall be 16 inches (405 mm) minimum to 18 inches (455 mm) maximum from the side wall or partition, except that the water closet shall be 17 inches (430 mm) minimum and 19 inches (485 mm) maximum from the side wall or partition in the ambulatory accessible toilet compartment specified in 604.8.2. Waterclosets shall bearranged for a left-hand or right-hand approach.
Residential – Toilet GrabBar Location
22. Sidewall grab bars shall be mounted 12 inches maximum from the rear wall. BAI observed in the restroom of unit 300 the sidegrab bar is mounted more than12 inches from the rear wall.
Proposed Resolution
• Ownership shall provide grab bars at compliant locations within theaccessible restrooms.
The sidewall grab bar shall be 42 inches (1065 mm) long minimum, located 12 inches (305 mm) maximum from the rear wall and extending54 inches (1370 mm) minimum from the rear wall.
Rochester,MN55902
Residential Units – Changein Elevation
23. Even small abrupt changes of level in thesurface of an accessible route pose a tripping hazard formany people and can be a significant obstacle for people using wheelchairs. Accessible routes shall not have a vertical change in level greater than1/2 inch. BAI observed accessible routes withchanges in level greater thanthe allowable 1/2 inch.
Proposed Resolution
• Ownership shall provide compliant floor surfaces so as toavoid posing tripping hazards.
Changes in level of ¼ inch (6.4 mm) high maximum shall be permitted to be vertical. Changes in level between 1/4 inch (6.4 mm) high minimum and 1/2 inch (13 mm) high maximum shall be beveled with a slope not steeper than 1:2.
Waters on Mayowood
ADA Parking Space 1:
Running Slope: 2.36 % (FAIL)
Cross Slope: 1.13 % (PASS)
ADA Parking Space 3:
Running Slope: 2.11 % (FAIL)
Cross Slope: -1.54 % (PASS)
TheWaters on Mayowood
ADA Parking Space 7:
Running Slope: -3.23 % (FAIL)
Cross Slope: -0.40 % (PASS)
Walking Surface Sidewalk 4:
Running Slope: 2.82 % (PASS)
Cross Slope: -2.46 % (FAIL)
TheWaters on Mayowood 827 MayowoodRd SW
Rochester,MN55902
Walking Surface Sidewalk 5:
Running Slope: -3.05 % (PASS)
Cross Slope: -2.23 % (FAIL)
Walking Surface Sidewalk 6:
Running Slope: 3.08 % (PASS)
Cross Slope: 2.42 % (FAIL)
MN55902
TheWaters on Mayowood
Walking Surface Sidewalk 9:
Running Slope: -0.14 % (PASS)
Cross Slope: 2.45 % (FAIL)
Walking Surface Sidewalk 10:
Running Slope: 1.11 % (PASS)
Cross Slope: -3.15 % (FAIL)
Rochester,MN55902
TheWaters on Mayowood
Qualifications
The services described herein were performed and our findingsand recommendations were prepared in accordance with generally accepted consulting practices. BAI has made every reasonable effort toproperly evaluate the Property conditionswithin the scope of our services.
• Our findingsand conclusions were based on thevisual appearance of theProperty at the time of our site visit;
• Our findingsare based on visiting a fair representation of apartment units. BAI did not gain access to all theunits within theproperty;
• Some units were occupied during our visit and we were unable toview all areas of the residential unit;
• Our site observations included only areas that were readily accessible toour representative without opening or disassembling any components or areas;
• We did not perform material sampling, laboratory analysis, an environmental site assessment, geotechnical or engineering evaluations, calculations or review of design assumptions;
• Structural evaluation was not performed as part of our service;
• Additionalevaluations may be necessary for thepreparation of documents for the proposed improvements;
• Some of our conclusions were partially based on information provided by representatives of Ownership, theProperty Manager and provided Construction Documents;
• This report is confidential and intended forthesole use of Inland Private Capital Corporation. The work performed as part of our observations along with this written report may not be distributed toother parties without theexpress written consent of the Author;
• BAI is not responsible forconclusions, opinions, or recommendations made by others based on our findingsand the information contained herein.
Prepared by: Sincerely,
Ron Barr, A.I.A. President For the Company
TheWaters on Mayowood
827 MayowoodRd SW
Rochester,MN55902
Estimated Repair Costs
Future NeedsImprovements to be made at Ownerships discretion at a future date based on tenant needs
The Federal Americans with Disability Act - In choosing which accessible elements to provide, priority should be given to those elements that will provide the greatest access, in the following order;
(1) An accessible entrance;
(2) An accessible route to the altered area;
(3) At least one accessible restroom for each sex or a single unisex restroom;
(4) Accessible telephones;
(5) Accessible drinking fountains; and
(6) When possible, additional accessible elements such as parking, storage, and alarms.
TheWaters on Mayowood
BARR ARCHITECTURE, INC. BARR COMMERCIAL CONSTRUCTION, INC.
The Design-Build Team architects∙generalcontractors
Admitted in;
LA Lic. #6684
AL Lic. #6381
AZ Lic. #61976
AR Lic. #8954
NY Lic. #032101
VA Lic. #0401014247
MA Lic. #31706
KY Lic. #7493
PA Lic. #RA404159
GA Lic. #RA012017
IL Lic. #001.021899
DE Lic. #S50008086
WA Lic. #9425
MD Lic. #15438
TX Lic. #23115
MN Lic. #51867
TN Lic. #103878
FLA Lic. #AR0016160
Re: The Cottages at Old Monrovia, 1497 Old Monrovia Rd NW, Huntsville, AL 35806
ADA Site Assessment
January 20th, 2022
NE Lic. #A-4753
MS Lic. #8267
CO Lic. #ARC402305
NV Lic. #6710
MO Lic. #2012006229
PR Lic. #21914
NC Lic. #12152
OH Lic #ARC1115461
MI Lic. #13010-59729
RI Lic. #4838
NJ Lic. #21AI02103100
WI Lic. #12166-5
CT Lic. #ARI0013090
SC Lic. # ARI9089
UT Lic. #10465827-0301
FLA CGC #1523592
AZ GC Lic.#323023
AR GC Lic.#0381750519
Barr Architecture Inc. (BAI) has reviewed the documents provided by Inland Private Capital Corporation and visited the property on January 11th , 12th , and 13th 2022 to review the handicap accessibility concerns at the above referenced property.
The intent of our site visit was to observe the condition of the accessible site elements (Curb ramps, sidewalks and designated handicap parking spaces) residential units, and common area elements.
Additional evaluation may be required dependent upon Ownership’s direction and intent to make the noted improvements. Improvements should be designed, documented and permitted with the governing authority having jurisdiction. Upon completion of the improvements Ownership should notify BAI and request a follow-up observation to verify compliance.
The conclusions of this report are our Professional Opinion and are based upon the authorities cited herein to observe non-compliant elements where applicable. Reference materials reviewed during the performance of this report include the following;
• Fair Housing Act Design Manual;
• 2010 ADA Standards for Accessible Design Department of Justice September 15, 2010;
• 28 CFR Part 36; ADA Standards for Accessible Design, Revised as of July 1, 1994;
• ANSI A117.1-1986;
• The 1986, 1998, 2003 and 2009 editions of ICC/ANSI A117.1, Accessible and Usable Buildings and Facilities;
• Section 504 of the Rehabilitation Act of 1973, 29 U.S.C. § 794
• Federal Register Part IV Department of Housing and Urban Development 24 CFR Part 100 July 18, 2007;
• Joint Statement of The Department of Housing and Urban Development and the Department of Justice. Accessibility (Design and Construction) Requirements for the Covered Multifamily Dwellings Under the Fair Housing Act. April 30, 2013;
• Department of Housing and Urban Development, Report of HUD Review of the Fair Housing Accessibility Requirements in the 2006 International Building Code;
• 2009 Accessible and Usable Buildings and Facilities of Alabama.
Tools and equipment used during the performance of this report;
• 24” digital level manufactured by M-D Building Products;
• 25’ tape measure;
• Digital/Laser measuring device;
• Technidea Pro-2000 ZipLevel (+-0.1” accuracy)
• iPhone/ Android Phone
Accessibility Concerns
To determine costs where applicable reference should be made to the Evaluation of Barrier Removal Costs Associated with 2004 Americans with Disabilities Act (ADA) Accessibility Guidelines by E.H. Pechan & Associates, Inc for the SBA Office of Advocacy dated November 2007, ANSI A117.1 2003 and to RS Means ADA Compliance Pricing Guide 2nd Edition (2004). Additional costs may be incurred for architectural plans and permits.
Public accommodations covered by Title III of the ADA should be designed and constructed as accessible in accordance with 28 CFR 36.401. Alterations and additions are similarly mandated under 28 CFR 36.402 and 36.403. The Fair Housing Acts’ (HFA) Design Requirements apply to new multifamily dwelling construction only built for first occupancy after March 13, 1991. In certain instances, per CFR 36.402 the requirement to provide accessibility at existing properties may be relieved by providing improvements “to the maximum extent feasible”.
The Fair Housing Act Design and Construction Requirements 24 CFR 100.205 states:
Covered multifamily dwellings for first occupancy after March 13, 1991 shall be designed and constructed to have at least one building entrance on an accessible route unless it is
BARR ARCHITECTURE, INC. Huntsville, AL 35806
BARR COMMERCIAL CONSTRUCTION, INC.
Accessibility Site Assessment architects∙generalcontractors
The Cottages at Old Monrovia
impractical to do so because of the terrain or unusual characteristics of the site. {{10-3092 p.9646}} For purposes of this section, a covered multifamily dwelling shall be deemed to be designed and constructed for first occupancy on or before March 13, 1991, if the dwelling is occupied by that date, or if the last building permit or renewal thereof for the dwelling is issued by a state, county or local government on or before June 15, 1990.
Additionally, 24 CFR 100.205 states:
All covered multifamily dwellings for first occupancy after March 13, 1991 with a building entrance on an accessible route shall be designed and constructed in such a manner that (1) The public and common use areas are readily accessible to and usable by handicapped persons; (2) All the doors designed to allow passage into and within all premises are sufficiently wide to allow passage by handicapped persons in wheelchairs; and (3) All premises within covered multifamily dwelling units contain the following features of adaptable design: (i) An accessible route into and through the covered dwelling unit; (ii) Light switches, electrical outlets, thermostats, and other environmental controls in accessible locations; (iii) Reinforcements in bathroom walls to allow later installation of grab bars around the toilet, tub, shower, stall and shower seat, where such facilities are provided; and (iv) Usable kitchens and bathrooms such that an individual in a wheelchair can maneuver about the space.
It’s important to note the original ANSI A117.1, adopted in 1961, formed the technical basis for the first accessibility standards adopted by the federal government and most state governments. The current edition of ANSI A117.1, is based on research funded by HUD. It has generally been accepted by the private sector and has been recommended for use in model state and local building codes by the Council of American Building Officials.
Findings
The Cottages at Old Monrovia was constructed in the year 2021. Our review of the documents provided by the client and on-site property manager appear to conform to our on-site observations.
Fair Housing Act Design Manual
Excerpt
Accessible
When used with respect to the public and common use areas of a building containing covered multifamily dwelling units, means that the public or common use areas of the building can be approached, entered, and used by individuals with physical disabilities. The phrase “readily accessible to and usable by” is synonymous with accessible. A public or common use area that complies with the appropriate requirements of ANSI A117.1- 1986, a comparable standard, or these Guidelines is “accessible” within the meaning of this paragraph.
Monrovia 1497 Old Monrovia Rd NW BARR ARCHITECTURE, INC.
Huntsville, AL 35806
BARR COMMERCIAL CONSTRUCTION, INC.
Accessibility Site Assessment architects∙generalcontractors
The Cottages at Old
Fair Housing Act Design Manual
Excerpts
The design requirements apply to buildings built for first occupancy after March 13, 1991, which fall under the definition of “covered multifamily dwellings.” Covered multifamily dwellings are:
1. all dwelling units in buildings containing four or more dwelling units if such buildings have one or more elevators, and
2. all ground floor dwelling units in other buildings containing four or more units.
The ground floor is defined as a floor of a building with a building entrance on an accessible route. The ground floor may or may not be at grade. Where a building has ground floor units, each with its own exterior entrance, the Guidelines provide that each of these ground-floor units shall:
1. have an accessible entrance,
2. be on an accessible route, and
3. meet all other design requirements of the Guidelines.
ICC/ANSI A117.1-1986 Excerpt
4.32 Dwelling Units
4.32.1 General. Accessible dwelling units shall comply with 4.32.
4.32.2* Adaptability. Subsections 4.32.4, Bathrooms, and 4.32.5, Kitchens, specify a range of heights and clearances within which certain fixtures may be installed (for example, grab bars at bathtubs and toilets, and work surfaces and sink heights in kitchens). In the case of grab bars, provision can be made for later installation within the specified height range, as requested by the occupant of the dwelling unit. Other fixtures may be permanently installed at a height within these ranges, or the fixtures may be adjustable within the ranges. A unit in which fixtures may be added or adjusted in height is an adaptable unit. Both adaptable units and units in which fixtures are permanently installed within the heights specified in 4.32 are accessible dwelling units.
Based on our review of the Client provided documents and our site observations the Fair Housing Act Guidelines do not apply.
Each individual building consists of one or two residential dwelling units at most; therefore, the Fair Housing Act Guidelines do not apply. The Fair Housing Act Guidelines require at a minimum of four dwelling units within a building to be applicable.
The Cottages at Old Monrovia
Monrovia
Site Improvements
The following inspections are represented with a letter located in the area shown on the site plan below. Each letter indicates an area observed with one or multiple non-compliant site conditions along with their approximate location.
The Cottages at Old Monrovia
Site Condition- ADA Parking Signage Missing
1. Accessible parking spaces shall have clear parking space identification signage mounted 60 inches minimum above the finish floor or ground and shall be fully visible. BAI observed accessible parking spaces without proper identification signage
Proposed Resolution
• Ownership shall provide clearly visible accessible parking identification signage mounted at a compliant height.
Parking space identification signs shall include the International Symbol of Accessibility complying with 703.7.2.1. Signs identifying van parking spaces shall contain the designation"van accessible." Signs shall be 60 inches (1525mm)minimum above the finish floor or ground surface measured to the bottom of the sign.
The Cottages at Old Monrovia
Site Condition- Accessible Landing Slopes
2. Ramps shall have landings at the top and the bottom of each ramp with a slope no greater than 1:48 in all directions. Changes in direction for ramps must have a landing. BAI observed landings at top and bottom of exterior ramps serving accessible parking spaces and accessible routes with slopes greater than the maximum allowable 1:48
Proposed Resolution
• Ownership shall provide landings serving accessible routes with compliant running slopes and cross slopes.
Ramps shall have landings at the bottom and top of each ramp run. Landings shall comply with Section 405.7.
Landings shall have a slope not steeper than 1:48 and shall comply with Section 302. Landings shall have a clear length of 60 inches (1525 mm) minimum.
Ramps that change direction between runs at landings shall have a clear landing 60 inches minimum by 60 inches minimum.
3. Maneuvering clearances at doors with a pull side, front approach shall be a minimum 18 inches. BAI observed doors within the common areas with non-compliant maneuvering clearances.
The Cottages at Old Monrovia
WOMEN’S RESTROOM CLUBHOUSE
16”
WOMEN’S RESTROOM CLUBHOUSE
MEN’S RESTROOM CLUBHOUSE
MEN’S RESTROOM CLUBHOUSE
16”
Proposed Resolution
• Automatic door operators should be installed where it is impractical to modify the wall structure to accommodate the required clear floor area.
Minimum maneuvering clearances at doors that are not automatic or power-assisted shall be as shown in Fig. 25. The floor or ground area within the required clearances shall be level and clear.
The Cottages at Old Monrovia
Monrovia
BARR ARCHITECTURE, INC.
BARR COMMERCIAL CONSTRUCTION, INC.
Common Space – Operable Hardware/Height
4. Access gate operable parts shall be operable with one hand and shall not require tight grasping, pinching, or twisting of the wrist. Handles, pulls, latches, locks, and other operable parts on doors and gates shall be 34 inches minimum and 54 inches maximum above the finish floor or ground. BAI observed multiple access gate hardware and a door hardware at the pool area that requires tight grasping, pinching and simultaneous hand and finger movements. Furthermore, the gate and door hardware are mounted higher than the maximum allowable 54 inches
Proposed Resolution
● Ownership shall provide gate hardware that can accommodate the greatest range of users mounted at a compliant height.
Operable parts shall be operable with one hand and shall not require tight grasping, pinching, or twisting of the wrist. The force required to activate operable parts shall be 5 pounds (22.2 N) maximum.
Door and Gate Hardware.Handles, pulls, latches, locks, and other operable parts on doors and gates shall comply with 309.4. Operable parts of such hardware shall be 34 inches (865 mm) minimum and 48 inches (1220 mm) maximum above the finish floor or ground.
Exception: Access gates in barrier walls and fences protecting pools, spas, and hot tubs shall be permitted to have operable parts of the release of latch on self-latching devices at 54 inches (1370 mm) maximum above the finish floor or ground provided the self-latching devices are not also self-locking devices and operated by means of a key, electronic opener, or integral combination lock.
Advisory 404.2.7 Door hardware that can be operated with a closed fist or a loose grip accommodates the greatest range of users. Hardware that requires simultaneous hand and finger movements require greater dexterity and coordination, and is not recommended.
The Cottages at Old Monrovia
Common Space – Fire Extinguisher Height
5. Reach ranges shall fall within 15 and 48 inches. BAI observed fire extinguishers near the pool, mailboxes, and leasing offices mounted higher than the maximum allowable 48 inches.
Proposed Resolution
• Ownership may provide fire extinguishers mounted at compliant heights
Where a forward reach is unobstructed, the high forward reach shall be 48 inches (1220 mm) maximum and the low forward reach shall be 15 inches (380 mm) minimum above the finish floor or ground.
308.2.1 Unobstructed Where a clear floor or ground space allows a parallel approach to an element and the side reach is unobstructed, the high side reach shall be 48 inches (1220 mm) maximum and the low side reach shall be 15 inches (380 mm) minimum above the finish floor or ground.
Advisory 606.1 General. If soap and towel dispensers are provided, they must be located within the reach ranges specified in 308. Locate soap and towel dispensers so that they are conveniently usable by a person at the accessible lavatory.
The Cottages at Old Monrovia
CLUBHOUSE
CLUBHOUSE LOUNGE
CLUBHOUSE OFFICES
Common Space – Gym Towel Rack Height
6. Reach ranges shall fall within 15 and 48 inches. BAI observed a gym towel rack within the common area mounted higher than the maximum allowable 48 inches.
Proposed Resolution
• Ownership shall provide the gym towel rack mounted within a range of 15 to 48 inches.
Where a forward reach is unobstructed, the high forward reach shall be 48 inches (1220 mm) maximum and the low forward reach shall be 15 inches (380 mm) minimum above the finish floor or ground.
308.2.1 Unobstructed Where a clear floor or ground space allows a parallel approach to an element and the side reach is unobstructed, the high side reach shall be 48 inches (1220 mm) maximum and the low side reach shall be 15 inches (380 mm) minimum above the finish floor or ground.
Advisory 606.1 General. If soap and towel dispensers are provided, they must be located within the reach ranges specified in 308. Locate soap and towel dispensers so that they are conveniently usable by a person at the accessible lavatory.
The Cottages at Old Monrovia
CLUBHOUSE GYM 58.5”
Common Space – Accessible Toilet Stall Doors
7. Wheelchair accessible toilet stall doors shall be self-closing. BAI observed accessible restroom doors without proper self-closing hardware
Proposed Resolution
• Ownership shall provide self-closing hardware for the accessible restroom doors.
Toilet compartment doors, including door hardware, shall comply with 404 except that if the approach is to the latch side of the compartment door, clearance between the door side of the compartment and any obstruction shall be 42 inches (1065 mm) minimum. Doors shall be locatedinthe front partition orin theside wall orpartitionfarthest fromthe watercloset. Where located in the front partition, the door opening shall be 4 inches (100 mm) maximum from the side wall or partition farthest from the water closet. Where located in the side wall or partition, the door opening shall be 4 inches (100 mm) maximum from the front partition. The door shall be self-closing. A door pull complying with 404.2.7 shall be placed on both sides of the door near the latch. Toilet compartment doors shall not swing into the minimum required compartment area.
The Cottages at Old Monrovia
Monrovia
BARR ARCHITECTURE, INC.
WOMEN’S RESTROOM CLUBHOUSE
MEN’S RESTROOM CLUBHOUSE
Common Space – ADA Stall Coat Hook Height
8. Coat hooks shall be mounted within a range of 15 to 48 inches above the finish floor. BAI observed coat hooks within the accessible restroom mounted higher than the maximum allowable 48 inches
Proposed Resolution
• Ownership shall mount coat hooks within the compliant mounting range.
Coat hooks provided within the room shall be located within one of the reach ranges specified in 308.
Where a clear floor or ground space allows a parallel approach to an element and the side reach is unobstructed, the high side reach shall be 48 inches (1220 mm) maximum and the low side reach shall be 15 inches (380 mm) minimum above the finish floor or ground.
The Cottages at Old Monrovia
Common Space – Toilet Clearance
9. The centerline of the water closet shall be 16 inches minimum to 18 inches maximum from the side wall or partition. BAI observed a water closet within the men’s restroom located more than the 18 inches maximum from the side of the wall or partition.
Proposed Resolution
• Ownership shall relocate the water closet within a compliant distance from the side wall
The water closet shall be positioned with a wall or partition to the rear and to one side. The centerline of the water closet shall be 16 inches (405 mm) minimum to 18 inches (455 mm) maximum from the side wall or partition, except that the water closet shall be 17 inches (430 mm) minimum and 19 inches (485 mm) maximum from the side wall or partition in the ambulatory accessible toilet compartment specified in 604.8.2. Water closets shall be arranged for a left-hand or right-hand approach.
The Cottages at Old Monrovia
BARR ARCHITECTURE, INC.
MEN’S RESTROOM CLUBHOUSE
Common Space – Toilet Paper Location
10. Toilet paper dispensers shall be 7 inches minimum and 9 inches maximum in front of the water closet measured to the centerline of the dispenser. BAI observed the toilet paper dispensers mounted more than the 9 inches maximum in front of the water closet
Proposed Resolution
• Ownership shall provide toilet paper dispensers mounted within a range of 7 to 9 inches from the water closet inside the restrooms.
Toilet paper dispensers shall comply with 309.4 and shall be 7 inches (180 mm) minimum and 9 inches (230 mm) maximum in front of the water closet measured to the centerline of the dispenser. The outlet of the dispenser shall be 15 inches (380 mm) minimum and 48 inches (1220 mm) maximum above the finish floor and shall not be located behind grab bars. Dispensers shall not be of a type that controls delivery or that does not allow continuous paper flow.
The Cottages at Old Monrovia
WOMEN’S RESTROOM CLUBHOUSE
MEN’S RESTROOM CLUBHOUSE
WOMEN’S RESTROOM CLUBHOUSE
Common Space – Work Surface Areas
11. Dining and work surface areas shall have a maximum height of 34 inches above finish floor. BAI observed dining and work surface in the Barbecue area higher than the maximum allowable 34 inches
Proposed Resolution
• Ownership shall provide at least 1 dining/work surface area mounted at 34 inches maximum above finish floor.
Dining surfaces include, but are not limited to, bars, tables, lunch counters, and booths. Examples of work surfaces include writing surfaces, study carrels, student laboratory stations, baby changing and other tables or fixtures for personal grooming, coupon counters, and where covered by the ABA scoping provisions, employee work stations. The tops of dining surfaces and work surfaces shall be 28 inches (710 mm) minimum and 34 inches (865 mm) maximum above the finish floor or ground. Where dining surfaces are provided for the consumption of food or drink, at least 5 percent of the seating spaces and standing spaces at the dining surfaces shall comply with 902.
The Cottages at Old Monrovia
CLUBHOUSE OUTDOOR GRILL
ADA Landing 3:
Running Slope: 2.67 % (FAIL)
Cross Slope: 1.19 % (PASS)
ADA Landing 4:
Running Slope: 2.83 % (FAIL)
Cross Slope: 0.57 % (PASS)
The Cottages at Old Monrovia
Old Monrovia
BARR ARCHITECTURE, INC.
BARR COMMERCIAL CONSTRUCTION, INC.
Qualifications
The services described herein were performed and our findings and recommendations were prepared in accordance with generally accepted consulting practices. BAI has made every reasonable effort to properly evaluate the Property conditions within the scope of our services.
• Our findings and conclusions were based on the visual appearance of the Property at the time of our site visit;
• Our findings are based on visiting a fair representation of apartment units. BAI did not gain access to all the units within the property;
• Some units were occupied during our visit and we were unable to view all areas of the residential unit;
• Our site observations included only areas that were readily accessible to our representative without opening or disassembling any components or areas;
• We did not perform material sampling, laboratory analysis, an environmental site assessment, geotechnical or engineering evaluations, calculations or review of design assumptions;
• Structural evaluation was not performed as part of our service;
• Additional evaluations may be necessary for the preparation of documents for the proposed improvements;
• Some of our conclusions were partially based on information provided by representatives of Ownership, the Property Manager and provided Construction Documents;
• This report is confidential and intended for the sole use of Inland Private Capital Corporation. The work performed as part of our observations along with this written report may not be distributed to other parties without the express written consent of the Author;
• BAI is not responsible for conclusions, opinions, or recommendations made by others based on our findings and the information contained herein.
Prepared by: Sincerely,
Ron Barr, A.I.A. President For the Company
The Cottages at Old Monrovia
Estimated Repair Costs
The Federal Americans with Disability Act - In choosing which accessible elements to provide, priority should be given to those elements that will provide the greatest access, in the following order;
(1) An accessible entrance;
(2) An accessible route to the altered area;
(3) At least one accessible restroom for each sex or a single unisex restroom;
(4) Accessible telephones;
(5) Accessible drinking fountains; and
(6) When possible, additional accessible elements such as parking, storage, and alarms.
KY Lic. #7493 TN Lic. #103878 OH Lic #ARC1115461 AZ GC Lic.#323023
PA Lic. #RA404159 FLA Lic. #AR0016160 MI Lic. #13010-59729 AR GCLic.#0381750519
Re: Irish Row Student Housing Apartments, 1855 Vaness St.
South Bend, IN 46637
ADA Site Assessment
July 20th, 2023
Barr Architecture Inc. (BAI) has reviewed the documents provided by Inland Private Capital Corporation and visited the property on July 10th and 11th, 2023 to review the handicap accessibility concerns at the above referenced property.
The intent of our site visit was to observe the condition of the accessible site elements (Curb ramps, sidewalks and designated handicap parking spaces), residential units, and common area elements.
Additional evaluation may be required dependent upon Ownership’s direction and intent to make the noted improvements. Improvements should be designed, documented and permitted with the governing authority having jurisdiction. Upon completion of the improvements Ownership should notify BAI and request a follow-up observation to verify compliance.
The conclusions of this report are our Professional Opinion and are based upon the authorities cited herein to observe non-compliant elements where applicable. Reference materials reviewed during the performance of this report include the following;
● Fair Housing Act Design Manual;
● 2010 ADA Standards for Accessible Design Department of Justice September 15, 2010;
● 28 CFR Part 36; ADA Standards for Accessible Design, Revised as of July 1, 1994;
● ANSI A117.1-1986;
● The 1986, 1998, 2003 and 2009 editions of ICC/ANSI A117.1, Accessible and Usable Buildings and Facilities;
● Section 504 of the Rehabilitation Act of 1973, 29 U.S.C. § 794
● Federal Register Part IV Department of Housing and Urban Development 24 CFR Part 100 July 18, 2007;
● Joint Statement of The Department of Housing and Urban Development and the Department of Justice. Accessibility (Design and Construction) Requirements for the Covered Multifamily Dwellings Under the Fair Housing Act. April 30, 2013;
● Department of Housing and Urban Development, Report of HUD Review of the Fair Housing Accessibility Requirements in the 2006 International Building Code;
Tools and equipment used during the performance of this report;
● 24” digital level manufactured by M-D Building Products;
● 25’ tape measure;
● Digital/Laser measuring device;
● Technidea Pro-2000 ZipLevel (+-0.1” accuracy)
● iPhone/ Android Phone
Accessibility Concerns
To determine costs where applicable reference should be made to the Evaluation of Barrier Removal Costs Associated with 2004 Americans with Disabilities Act (ADA) Accessibility Guidelines by E.H. Pechan & Associates, Inc for the SBA Office of Advocacy dated November 2007, ANSI A117.1 2003 and to RS Means ADA Compliance Pricing Guide 2nd Edition (2004). Additional costs may be incurred for architectural plans and permits.
Public accommodations covered by Title III of the ADA should be designed and constructed as accessible in accordance with 28 CFR 36.401. Alterations and additions are similarly mandated under 28 CFR 36.402 and 36.403. The Fair Housing Acts’ (HFA) Design Requirements apply to new multifamily dwelling construction only built for first occupancy after March 13, 1991. In certain instances, per CFR 36.402 the requirement to provide accessibility at existing properties may be relieved by providing improvements “to the maximum extent feasible”.
The Fair Housing Act Design and Construction Requirements 24 CFR 100.205 states: Irish Row Student Housing Apartments
South Bend, IN 466374
Accessibility Site Assessment
Covered multifamily dwellings for first occupancy after March 13, 1991 shall be designed and constructed to have at least one building entrance on an accessible route unless it is impractical to do so because of the terrain or unusual characteristics of the site. {{10-30-92 p.9646}} For purposes of this section, a covered multifamily dwelling shall be deemed to be designed and constructed for first occupancy on or before March 13, 1991, if the dwelling is occupied by that date, or if the last building permit or renewal thereof for the dwelling is issued by a state, county or local government on or before June 15, 1990.
Additionally, 24 CFR 100.205 states:
All covered multifamily dwellings for first occupancy after March 13, 1991 with a building entrance on an accessible route shall be designed and constructed in such a manner that-(1)The public and common use areas are readily accessible to and usable by handicapped persons; (2) All the doors designed to allow passage into and within all premises are sufficiently wide to allow passage by handicapped persons in wheelchairs; and (3) All premises within covered multifamily dwelling units contain the following features of adaptable design: (i) An accessible route into and through the covered dwelling unit; (ii) Light switches, electrical outlets, thermostats, and other environmental controls in accessible locations; (iii) Reinforcements in bathroom walls to allow later installation of grab bars around the toilet, tub, shower, stall and shower seat, where such facilities are provided; and (iv) Usable kitchens and bathrooms such that an individual in a wheelchair can maneuver about the space.
It’s important to note the original ANSI A117.1, adopted in 1961, formed the technical basis for the first accessibility standards adopted by the federal government and most state governments. The current edition of ANSI A117.1, is based on research funded by HUD. It has generally been accepted by the private sector and has been recommended for use in model state and local building codes by the Council of American Building Officials.
Findings
Irish Row was constructed in the year 2009. Our review of the documents provided by the client and on-site property manager appear to conform to our on-site observations.
Fair Housing Act Design Manual
Excerpt
Accessible
When used with respect to the public and common use areas of a building containing covered multifamily dwelling units, means that the public or common use areas of the building can be approached, entered, and used by individuals with physical disabilities. The phrase “readily
Irish Row Student Housing Apartments BARR ARCHITECTURE, INC.
1855 Vaness St., BARR COMMERCIAL CONSTRUCTION, INC. South Bend, IN 466374 a r c h
Accessibility Site Assessment ad adapapta t bl ble e de d siigngn: (i ( ) An A acc c es e si sibl b e rooutute e in into o and n thr h ou o gh (i Li L gh g t swwittchcheses, el elecectrtriccal oututleletsts, thher e mo mosttat a s s, and d othher e env n iron o menttal al contr t ols s in acccecessssibble l loccatatio i ns ns; (i ( ii ii) Re Reininfoorcrcememennts ts in n ba baththro r om m walalls ls to al a lo low w laateer r innsttalallalatition on o
accessible to and usable by” is synonymous with accessible. A public or common use area that complies with the appropriate requirements of ANSI A117.1- 1986, a comparable standard, or these Guidelines is “accessible” within the meaning of this paragraph.
Fair Housing Act Design Manual Excerpts
The design requirements apply to buildings built for first occupancy after March 13, 1991, which fall under the definition of “covered multifamily dwellings.” Covered multifamily dwellings are:
these Guidelines is “accessible” within the of this or
1. all dwelling units in buildings containing four or more dwelling units if such buildings have one or more elevators, and
2. all ground floor dwelling units in other buildings containing four or more units.
The ground floor is defined as a floor of a building with a building entrance on an accessible route. The ground floor may or may not be at grade. Where a building has ground floor units, each with its own exterior entrance, the Guidelines provide that each of these ground-floor units shall:
1. have an accessible entrance,
2. be on an accessible route, and
1 ha h ve an n accceessssibble le entntrarancnce, e, be on n an a accccesessi s bl ble ro rout u e, and nd
3. meet all other design requirements of the Guidelines.
3 me meet e alll othher e desesiggn n reeququirirememennts ts of thhe e Gu G id idellinines s
ICC/ANSI A117.1-1986 Excerpt
4.32 Dwelling Units
4.32.1 General.
4.32.1 General. Accessible dwelling units shall comply with 4.32. 4.32.2* Adaptability. Subsections 4.32.4, Bathrooms, and 4.32.5, Kitchens, specify a range of heights and clearances within which certain fixtures may be installed (for example, grab bars at bathtubs and toilets, and work surfaces and sink heights in kitchens). In the case of grab bars, provision can be made for later installation within the specified height range, as requested by the occupant of the dwelling unit. Other fixtures may be permanently installed at a height within these ranges, or the fixtures may be adjustable within the ranges. A unit in which fixtures may be added or adjusted in height is an adaptable unit. Both adaptable units and units in which fixtures are permanently installed within the heights specified in 4.32 are accessible dwelling units.
Based on our review of the Client provided documents and our site observations the Fair Housing Act Guidelines do apply. The Fair Housing Act Guidelines require at a minimum of four dwelling units within a building to be applicable. Each individual building consists of multiple residential dwelling units, therefore the Fair Housing Act Guidelines do apply.
Accessibility Site Assessment
Site Improvements
The following inspections are represented by letters and numbers shown on the site plan below. Each letter indicates an area observed with one or multiple non-compliant site conditions along with their approximate location represented by a number.
Irish Row Student Housing Apartments
BARR ARCHITECTURE, INC.
Site Condition – Accessible Parking Slope
1.Accessible parking spaces shall have a slope no greater than 1:48 in all directions. BAI observed accessible parking spaces with slopes greater than the maximum allowable 1:48 serving Building 4.
Proposed Resolution
● Ownership shall provide accessible parking spaces with compliant slopes.
Parking spaces and access aisles serving them shall comply with 302. Access aisles shall be at the same level as the parking spaces they serve. Changes in level are not permitted. Exception: Slopes not steeper than 1:48 shall be permitted.
Irish Row Student Housing Apartments
BARR ARCHITECTURE, INC.
Vaness St., BARR COMMERCIAL CONSTRUCTION, INC.
Site Condition – Access Aisle Slope
2.Access aisles shall have a slope no greater than 1:48 in all directions. BAI observed access aisles serving Building 4 accessible parking spaces with slopes greater than the maximum allowable 1:48.
Proposed Resolution
● Ownership shall provide access aisles with compliant slopes.
Access aisles serving parking spaces shall comply with 502.3. Access aisles shall adjoin an accessible route. Two parking spaces shall be permitted to share a common access aisle. Access aisles serving car and van parking spaces shall be 60 inches (1525 mm) wide minimum. Access aisles shall extend the full length of the parking spaces they serve. Access aisles shall be marked so as to discourage parking in them. Parking spaces and access aisles serving them shall comply with 302. Access aisles shall be at the same level as the parking spaces they serve. Changes in level are not permitted. Exception: Slopes not steeper than 1:48 shall be permitted
Site Condition – Accessible Ramp Slope
3.Accessible routes must connect parking spaces to accessible entrances. BAI observed a ramp serving the accessible route to the leasing office with slopes greater than the maximum allowable 1:48.
Proposed Resolution
● Ownership shall provide an accessible route to the leasing office with compliant running slopes and cross slopes.
Ramps on accessible routes shall comply with 405.
Ramp runs shall have a running slope not steeper than 1:12.
Cross slope of ramp runs shall not be steeper than 1:48. The rise for any ramp run shall be 30 inches (760 mm) maximum.
Irish Row Student Housing Apartments
BARR ARCHITECTURE, INC.
COMMERCIAL CONSTRUCTION, INC.
Site Condition – Accessible Landing Slope
4.Landings shall have a slope not steeper than 1:48 and a clear length of 60 inches minimum. Ramps shall have landings at the bottom and top of each ramp run. BAI observed landings serving ramps and entrances with slopes greater than the maximum
Proposed Resolution
● Ownership shall provide accessible landings with compliant running slopes and cross slopes.
Irish Row Student Housing Apartments
BARR ARCHITECTURE, INC.
Access aisles shall adjoin an accessible route. Accessible routes must connect parking spaces to accessible entrances.
Accessible routes shall consist of one or more of the following components: walking surfaces with a running slope not steeper than 1:20, doorways, ramps, curb ramps excluding the flared sides, elevators, and platform lifts. All components of an accessible route shall comply with the applicable requirements of Chapter 4.
Ramp runs shall have a running slope not steeper than 1:12. Cross slope of ramp runs shall not be steeper than 1:48. The rise for any ramp run shall be 30 inches (760 mm) maximum. Ramps shall have landings at the bottom and top of each ramp run. Landings shall comply with Section 405.7. Landings shall have a slope not steeper than 1:48 and shall comply with Section 302.Landings shall have a clear length of 60 inches (1525 mm) minimum. Ramps that change direction between runs at landings shall have a clear landing 60 inches
Irish Row Student Housing Apartments BARR ARCHITECTURE, INC.
Site Condition – Walking Surface Slope
5. Walking surfaces that are a part of an accessible route shall have running slopes not steeper than 1:20 and cross slopes not greater than 1:48. BAI observed walking surfaces serving the route to the bus stop with cross slopes steeper than the allowable maximum 1:48.
Irish Row Student Housing Apartments
BARR ARCHITECTURE, INC.
BARR COMMERCIAL CONSTRUCTION, INC.
Proposed Resolution
● Ownership shall provide walking surfaces along accessible routes with compliant slopes.
Accessible routes shall consist of one or more of the following components: Walking surfaces with a slope not steeper than 1:20, doors and doorways, ramps, curb ramps excluding the flared sides, elevators, and platform lifts.
Walking surfaces that are a part of an accessible route shall comply with Section 403. Floor surfaces shall comply with Section 302.
The running slope of walking surfaces shall not be steeper than 1:20. The cross slope of a walking surface shall not be steeper than 1:48.
Irish Row Student Housing Apartments
BARR ARCHITECTURE, INC.
Vaness St., BARR COMMERCIAL CONSTRUCTION, INC.
Site Condition – Accessible Parking Signage Height
6.Accessible parking spaces shall have clear parking space identification signage mounted 60 inches minimum above the finish floor or ground and shall be fully visible. BAI observed multiple accessible parking signage that were not mounted at the compliant height. BAI observed an ADA parking space missing ADA identification signage.
Proposed Resolution
● Ownership shall provide clearly visible accessible parking identification signage mounted at least 60 inches above the finished floor or ground surface.
Irish Row Student Housing Apartments BARR ARCHITECTURE, INC.
Where accessible parking spaces are required to be identified by signs, the signs shall include the International Symbol of Accessibility complying with Section 703.6.3.1. Signs identifying van parking spaces shall contain the designation "van accessible." Such signs shall be 60 inches (1525 mm) minimum above the floor of the parking space, measured to the bottom of the sign.
Accessibility Site Assessment
Irish Row Student Housing Apartments
BARR ARCHITECTURE, INC.
Site Condition – Accessible Parking Identification
7. Accessible parking spaces shall be striped accordingly with the standards of the controlling jurisdiction, and must be repainted when necessary, to be clearly distinguishable as a parking space designated for persons who have disabilities. BAI observed accessible parking spaces missing proper ADA identification and striping.
Irish Row Student Housing Apartments
BARR ARCHITECTURE, INC.
BARR
Proposed Resolution
● Ownership shall provide blue striping to clearly distinguish the parking space designated for persons who have disabilities. The parking space shall also include the proper international symbol of accessibility painted on the ground surface.
Parking space identification signs shall include the International Symbol of Accessibility complying with 703.7.2.1. Signs identifying van parking spaces when required by 502.2 shall contain the designation “van accessible.”
Each such parking space must be striped in a manner that is consistent with the standards of the controlling jurisdiction for other spaces and prominently outlined with blue paint, and must be repainted when necessary, to be clearly distinguishable as a parking space designated for persons who have disabilities. The space must be posted with a permanent above-grade sign of a color and design approved by the Department of Transportation, which is placed on or at least 60 inches (1525 mm) above the finished floor or ground surface measured to the bottom of the sign and which bears the international symbol of accessibility and the caption “PARKING BY DISABLED PERMIT ONLY. “Such a sign, erected after October 1, 1996, must indicate the penalty for illegal use of the space. Any provision of this section to the contrary notwithstanding, in a theme park or an entertainment complex as defined in Section 509.013 in which accessible parking is located in designated lots or areas, the signage indicating the lot as reserved for accessible parking may be located at the entrances to the lot in lieu of a sign at each parking place.
Site Condition – Means of Egress Missing Handrails
8. Stairs and ramps shall have handrails on both sides. BAI observed the leasing office means of egress missing handrails on one side of the accessible ramp.
Proposed Resolution
● Ownership shall provide handrails on both sides of means of egress.
2010 ADA Standards for Accessible Design Excerpt
Handrails. Stairs shall have handrails complying with Section 505. Location. Handrails shall be provided on both sides of stairs and ramps. Height. Top of gripping surfaces of handrails shall be 34 inches (865 mm) minimum and 38 inches (965 mm) maximum vertically above stair nosings, ramp surfaces and walking surfaces. Handrails shall be at a consistent height above stair nosings, ramp surfaces and walking surfaces.
Irish Row Student Housing Apartments BARR ARCHITECTURE, INC.
Site Condition – Change in Elevation
9. Even small abrupt changes of level in the surface of an accessible route pose a tripping hazard for many people and can be a significant obstacle for people using wheelchairs. Accessible routes shall not have a vertical change in level greater than ¼ inch and a beveled change in level greater than ½ inch. BAI observed the accessible route to the bus stop with changes in level greater than the maximum allowable change in elevation.
Proposed Resolution
● Ownership shall provide compliant floor surfaces so as to avoid posing tripping hazards. Ownership shall rework the concrete for a level walking surface to provide a smooth transition.
Changes in level of ¼ inch (6.4 mm) high maximum shall be permitted to be vertical. Changes in level between 1/4 inch (6.4 mm) high minimum and 1/2 inch (13 mm) high maximum shall be beveled with a slope not steeper than 1:2.
Irish Row Student Housing Apartments
ARCHITECTURE, INC.
Site Condition – Openings in Sidewalks
10. Openings in floor or ground surfaces shall not allow passage of a sphere more than 1/2 inch (13 mm) diameter. BAI observed an opening in the sidewalk floor surface wider than the maximum allowable 1/2 inches.
Proposed Resolution
● Ownership shall provide ground floor surfaces with openings no more than 1/2 inch wide.
Openings. Openings in floor surfaces shall be of a size that does not permit the passage of a 1/2 inch (13 mm) diameter sphere, except as allowed in Sections 407.4.3, 408.4.3, 409.4.3, 410.4, and 805.10. Elongated openings shall be placed so that the long dimension is perpendicular to the predominant direction of travel.
Irish Row Student Housing Apartments
BARR ARCHITECTURE, INC.
Common Space – Operable Hardware
11. Door operable parts shall be operable with one hand and shall not require tight grasping, pinching, or twisting of the wrist. Handles, pulls, latches, locks, and other operable parts on doors shall be 34 inches minimum and 54 inches maximum above the finish floor or ground. BAI observed multiple door hardware within units, including ADA designated units, requiring tight grasping, pinching and simultaneous hand and finger movements.
Proposed Resolution
● Ownership shall provide operable hardware that can be operated with a closed fist or loose grip to accommodate the greatest range of users.
Irish Row Student Housing Apartments
BARR ARCHITECTURE, INC.
COMMERCIAL CONSTRUCTION, INC.
Door and Gate Hardware. Handles, pulls, latches, locks, and other operable parts on doors and gates shall comply with 309.4. Operable parts of such hardware shall be 34 inches (865 mm) minimum and 48 inches (1220 mm) maximum above the finish floor or ground. Operable parts shall be operable with one hand and shall not require tight grasping, pinching, or twisting of the wrist. The force required to activate operable parts shall be 5 pounds (22.2 N) maximum.
Exception: Access gates in barrier walls and fences protecting pools, spas, and hot tubs shall be permitted to have operable parts of the release of latch on self-latching devices at 54 inches (1370 mm) maximum above the finish floor or ground provided the self-latching devices are not also self-locking devices and operated by means of a key, electronic opener, or integral combination lock.
Irish Row Student Housing Apartments
BARR ARCHITECTURE, INC.
Common Spaces – Clear Floor Space
12. The required clear floor or ground space shall be 30 inches minimum by 48 inches minimum. The turning space shall be 60 inches in diameter minimum, or a T-shaped space within a 60 inch square minimum with arms and a base 36 inches wide minimum. BAI observed the clear floor space in the Business Center obstructed by a printer and storage table.
Proposed Resolution
● Ownership shall remove obstructions within the required clear floor space.
Turning space shall comply with 304.3.1 or 304.3.2.
Circular Space. The turning space shall be a space of 60 inches (1525 mm) diameter minimum. The space shall be permitted to include knee and toe clearance complying with 306.
T-Shaped Space. The turning space shall be a T-shaped space within a 60 inch (1525 mm) square minimum with arms and base 36 inches (915 mm) wide minimum. Each arm of the T shall be clear of obstructions 12 inches (305 mm) minimum in each direction and the base shall be clear of obstructions 24 inches (610 mm) minimum.
Door Swing. Doors shall be permitted to swing into turning spaces.
Size. The clear floor or ground space shall be 30 inches (760 mm) minimum by 48 inches (1220mm) minimum.
Irish Row Student Housing Apartments
ARCHITECTURE, INC.
Common Spaces – Door Maneuvering Clearance
13. Maneuvering clearances at doors with a pull side, front approach shall be a minimum 18 inches. BAI observed multiple doors in the leasing office with a non-compliant maneuvering clearance.
Irish Row Student Housing Apartments
Proposed Resolution
● Ownership shall install an automatic door operator to accommodate the required clear floor area in corridor and gym. Furniture in the package room shall be removed to provide compliant maneuvering clearance.
Minimum maneuvering clearances at doors that are not automatic or power-assisted shall be as shown in Fig. 25. The floor or ground area within the required clearances shall be level and clear.
Irish Row Student Housing Apartments BARR ARCHITECTURE, INC.
Common Spaces – Thermostat Height
14. Controls shall be mounted within a range from 15 to 48 inches. BAI observed thermostats within common areas mounted higher than the maximum allowable 48 inches.
Proposed Resolution
● Ownership shall provide thermostats mounted within a range of 15 to 48 inches.
Where a forward reach is unobstructed, the high forward reach shall be 48 inches (1220 mm) maximum and the low forward reach shall be 15 inches (380 mm) minimum above the finish floor or ground.
Where a clear floor or ground space allows a parallel approach to an element and the side reach is unobstructed, the high side reach shall be 48 inches (1220 mm) maximum and the low side reach shall be 15 inches (380 mm) minimum above the finish floor or ground.
Irish Row Student Housing Apartments
BARR ARCHITECTURE, INC.
Common Spaces – Miscellaneous Control Height
15. Reach ranges shall fall within 15 and 48 inches. BAI observed miscellaneous switches within the leasing office and gym mounted higher than maximum allowable 48 inches.
Proposed Resolution
● Ownership shall reinstall switches within a range of 15 to 48 inches above the finished floor.
Where a forward reach is unobstructed, the high forward reach shall be 48 inches (1220 mm) maximum and the low forward reach shall be 15 inches (380 mm) minimum above the finish floor or ground.
Where a clear floor or ground space allows a parallel approach to an element and the side reach is unobstructed, the high side reach shall be 48 inches (1220 mm) maximum and the low side reach shall be 15 inches (380 mm) minimum above the finish floor or ground.
Irish Row Student Housing Apartments
BARR ARCHITECTURE, INC.
Common Spaces – Hook Height
16. Coat hooks shall be mounted within a range of 15 to 48 inches above the finish floor. BAI observed coat hooks within common areas mounted higher than the maximum allowable 48 inches.
Proposed Resolution
● Ownership shall mount coat hooks within the compliant mounting range.
Coat hooks provided within the room shall be located within one of the reach ranges specified in 308.
Where a clear floor or ground space allows a parallel approach to an element and the side reach is unobstructed, the high side reach shall be 48 inches (1220 mm) maximum and the low side reach shall be 15 inches (380 mm) minimum above the finish floor or ground.
Irish Row Student Housing Apartments
BARR ARCHITECTURE, INC.
Common Spaces – Fire Extinguisher Height
17. Reach ranges shall fall within 15 and 48 inches. BAI observed fire extinguishers within the leasing office and gym mounted higher than the maximum allowable 48 inches.
Proposed Resolution
● Ownership shall provide fire extinguishers mounted at compliant heights.
Where a forward reach is unobstructed, the high forward reach shall be 48 inches (1220 mm) maximum and the low forward reach shall be 15 inches (380 mm) minimum above the finish floor or ground.
Where a clear floor or ground space allows a parallel approach to an element and the side reach is unobstructed, the high side reach shall be 48 inches (1220 mm) maximum and the low side reach shall be 15 inches (380 mm) minimum above the finish floor or ground.
Irish Row Student Housing Apartments
BARR ARCHITECTURE, INC.
Common Spaces – Gym Paper Dispenser Height
18. Paper towel dispensers shall be mounted 15–48 inches above the finished floor. BAI observed a paper towel dispenser mounted higher than 48 inches above the finished floor.
Proposed Resolution
•Ownership shall provide paper towel dispensers mounted at a compliant height.
Where a forward reach is unobstructed, the high forward reach shall be 48 inches (1220 mm) maximum and the low forward reach shall be 15 inches (380 mm) minimum above the finish floor or ground.
Irish Row Student Housing Apartments
BARR ARCHITECTURE, INC.
Common Spaces – High-Low Drinking Fountain
19. Where drinking fountains are required, not fewer than two drinking fountains shall be provided. One drinking fountain shall comply with the requirements for people using a wheelchair and one drinking fountain shall comply with the requirements for standing persons. Wall and post-mounted cantilevered units shall also have a minimum clear floor space 30 in by 48 in to allow a person in a wheelchair to approach the unit facing forward. BAI observed the absence of a high-low drinking fountain.
Proposed Resolution
• Ownership shall provide a high-low drinking fountain complying with the requirements for people using a wheelchair and standing persons.
Units shall have a clear floor or ground space complying with 305 positioned for a forward approach and centered on the unit. Knee and toe clearance complying with 306 shall be provided.
Spout outlets shall be 36 inches (915 mm) maximum above the finish floor or ground.
Spout outlets of drinking fountains for standing persons shall be 38 inches (965 mm) minimum and 43 inches (1090 mm) maximum above the finish floor or ground.
Irish Row Student Housing Apartments BARR ARCHITECTURE, INC.
Common Spaces – Mirror Height
20. Mirrors located above lavatories or countertops shall be installed with the bottom edge of the reflecting surface 40 inches maximum above the finish floor or ground. BAI observed a mirror within the restroom mounted higher than the maximum allowable 40 inches.
Proposed Resolution
● Ownership shall mount mirrors within the compliant mounting range.
Mirrors located above lavatories or countertops shall be installed with the bottom edge of the reflecting surface 40 inches (1015 mm) maximum above the finish floor or ground. Mirrors not located above lavatories or countertops shall be installed with the bottom edge of the reflecting surface 35 inches (890 mm) maximum above the finish floor or ground.
Irish Row Student Housing Apartments
BARR ARCHITECTURE, INC.
Common Spaces – Soap Dispenser Height
21. Reach ranges shall fall within 15 and 48 inches. BAI observed the soap dispenser within the leasing office restroom mounted higher than the maximum allowable 48 inches.
Proposed Resolution
•Ownership shall provide the soap dispenser mounted at a compliant height.
Where a forward reach is unobstructed, the high forward reach shall be 48 inches (1220 mm) maximum and the low forward reach shall be 15 inches (380 mm) minimum above the finish floor or ground.
Irish Row Student Housing Apartments
BARR ARCHITECTURE, INC.
COMMERCIAL CONSTRUCTION, INC.
Common Spaces – Toilet Grab Bar Location
22. The rear grab bar shall be 36 inches long minimum and extend from the centerline of the water closet 12 inches minimum on one side and 24 inches minimum on the other side.
BAI observed the rear grab bar installed with an extension from the water closet centerline less than 12 inches.
Proposed Resolution
• Ownership shall reinstall the rear grab bar so that a minimum 12 inches extend from the centerline of the water closet.
Rear Wall. The rear wall grab bar shall be 36 inches (915 mm) long minimum and extend from the centerline of the water closet 12 inches (305 mm) minimum on one side and 24 inches (610mm) minimum on the other side.
Irish Row Student Housing Apartments
BARR ARCHITECTURE, INC.
Units – Clearance Between Counters
23. The Fair Housing Guidelines require an accessible route of at least 40 inches wide between kitchen island counters and face of appliance(s). BAI observed a unit with a kitchen counter clearance less than the required minimum 40 inches.
Proposed Resolution
● Ownership shall provide a clearance of at least 40 inches wide between kitchen countertops and face of appliance(s), and 36 inches minimum between parallel walls at covered accessible units.
Irish Row Student Housing Apartments
BARR ARCHITECTURE, INC.
BARR COMMERCIAL CONSTRUCTION, INC.
Bend,
Units – Door Chain Lock Height
24. Reach ranges shall fall within 15 and 48 inches above the finished floor. BAI observed door chain locks provided within the units mounted higher than the maximum allowable 48 inches.
Proposed Resolution
● Ownership shall provide door locks mounted within the compliant mounting range to accommodate a person using a wheelchair per the FHA Guidelines.
Where there are no obstructions to interfere with the reach of a person using a wheelchair, controls and outlets may be mounted in a range from 15 to 48 inches above the floor.
Irish Row Student Housing Apartments
BARR ARCHITECTURE, INC.
Units – Door Privacy Operable Hardware
25. The Fair Housing Guidelines does not have requirements on usable door hardware within the interior of units. To accommodate the greatest range of users, it is recommended that door hardware shall be operable with a closed fist or loose grip. BAI observed door hardware that is difficult to operate with a closed fist or loose grip within many units.
Proposed Resolution
•Ownership may provide compliant door hardware per FHA guidelines.
Hardware on interior dwelling unit doors is not covered by the Guidelines; however, recommendations are made to increase ease of use of the hardware, and thus the door.
Door hardware that can be operated with a closed fist or a loose grip accommodates the greatest range of users. Hardware that requires simultaneous hand and finger movements requires greater dexterity and coordination, and is not recommended.
Irish Row Student Housing Apartments
BARR ARCHITECTURE, INC.
Units – Closet Door Hardware
26. The Fair Housing Accessibility Guidelines does not have requirements on usable door hardware within the interior of units. To accommodate the greatest range of users, it is recommended that door hardware shall be operable with a closed fist or loose grip. BAI observed door hardware that is difficult to operate with a closed fist or loose grip within many units.
Proposed Resolution
•Ownership may provide compliant door hardware per FHA guidelines.
Hardware on interior dwelling unit doors is not covered by the Guidelines; however, recommendations are made to increase ease of use of the hardware, and thus the door.
Door hardware that can be operated with a closed fist or a loose grip accommodates the greatest range of users. Hardware that requires simultaneous hand and finger movements requires greater dexterity and coordination, and is not recommended.
Irish Row Student Housing Apartments
BARR ARCHITECTURE, INC.
Units – Toilet Clearance
27. The Fair Housing Accessibility Guidelines prescribes the centerline of the water closet to be 18 inches off the wall, and a minimum space of 15 inches between the water closet and lavatory. BAI observed many units with the centerline of the water closets less than the prescribed 18 inches off the wall, and less than the prescribed 15 inch spacing between the water closet and lavatory.
Proposed Resolution
● Modifications to water closet location may not be feasible.
Irish Row Student Housing Apartments
BARR ARCHITECTURE, INC.
COMMERCIAL CONSTRUCTION, INC.
Units
– Toilet Grab Bars Missing
28. The Fair Housing Accessibility Guidelines do not require that grab bars be installed in bathrooms. However, the Guidelines do require that bathroom walls be sufficiently strong to allow for later installation of grab bars for resident use. Grab bars are critical for many people with mobility impairments to be able to safely transfer on and off the toilet. BAI observed the absence of grab bars within many units. BAI is unable to confirm if backing is installed within partitions.
Proposed Resolution
● Ownership may provide grab bars at compliant locations per the FHA Guidelines.
Toilets positioned beside a wall offer the highest degree of safe use since a grab bar can be mounted to the side of the toilet. The dimensions describing the distance from the center of the toilet to a side wall and to the nearest fixture or obstruction on the opposite side have been adapted from the ANSI Standard.
Irish Row Student Housing Apartments
BARR ARCHITECTURE, INC.
Units – Bathtub Grab Bars Missing
29. The FHA guidelines do not require that grab bars be installed in bathrooms. Grab bars are critical for many people with mobility impairments to be able to safely transfer on and off the toilet. Safety for everyone is greatly increased by the addition of grab bars at bathtubs and showers. BAI observed the absence of grab bars in bathtubs within many residential units. BAI is unable to confirm if backing is installed within partitions.
Proposed Resolution
•Ownership may provide grab bars on bathtubs per the FHA Guidelines.
At conventional bathtubs the Guidelines specify wall reinforcing for grab bars as shown in the accompanying illustrations. The intent is to make it easy for a resident to install grab bars similar to those specified in ANSI A117.1 or other equal accessibility standard or code.
Irish Row Student Housing Apartments
BARR ARCHITECTURE, INC.
Units – Towel Bar Height
30. Reach ranges shall fall within 15 and 48 inches above the finished floor. BAI observed towel holders provided within the restrooms of units mounted higher than the maximum allowable 48 inches.
Proposed Resolution
● Ownership may provide towel holders mounted within the compliant mounting range to accommodate a person using a wheelchair per the FHA Guidelines.
Where there are no obstructions to interfere with the reach of a person using a wheelchair, controls and outlets may be mounted in a range from 15 to 48 inches above the floor.
Irish Row Student Housing Apartments
BARR ARCHITECTURE, INC.
ADA Parking Space C1:
Running Slope: 2.60% (FAIL)
Cross Slope: -0.30% (PASS)
ADA Parking Space C3:
Running Slope: 3.41% (FAIL)
Cross Slope: -0.50 % (PASS)
1855 Vaness St.,
Irish Row Student Housing Apartments
BARR ARCHITECTURE, INC.
BARR COMMERCIAL CONSTRUCTION, INC.
ADA Parking Space C5:
Running Slope: 3.54% (FAIL)
Cross Slope: -0.06% (PASS)
1855 Vaness St.,
South Bend, IN 466374
Accessibility Site Assessment
Irish Row Student Housing Apartments
BARR ARCHITECTURE, INC.
BARR COMMERCIAL CONSTRUCTION, INC.
ADA Parking Access Aisle C2:
Running Slope: 3.26% (/FAIL)
Cross Slope: -0.47% (PASS)
ADA Parking Access Aisle C4:
Running Slope: 3.61% (FAIL)
Cross Slope: -0.33% (PASS)
Accessibility Site Assessment
Irish Row Student Housing Apartments
BARR ARCHITECTURE, INC.
ADA Ramp A1:
Running Slope: 7.05% (PASS)
Cross Slope: -2.46% (FAIL)
ADA Ramp A18:
Running Slope: -5.03 % (PASS)
Cross Slope: -2.68% (FAIL)
1855 Vaness St.,
Accessibility Site Assessment
Irish Row Student Housing Apartments
BARR ARCHITECTURE, INC.
BARR COMMERCIAL CONSTRUCTION, INC.
ADA Landing A19:
Running Slope: -0.13% (PASS)
Cross Slope: -3.72% (FAIL)
ADA Landing A20:
Running Slope: 0.08% (PASS)
Cross Slope: -3.40% (FAIL)
Accessibility Site Assessment
Irish Row Student Housing Apartments
BARR ARCHITECTURE, INC.
COMMERCIAL CONSTRUCTION,
ADA Landing B4:
Running Slope: 2.27% (FAIL)
Cross Slope: -0.16% (PASS)
ADA Landing C7:
Running Slope: 0.69% (PASS)
Cross Slope: 2.98% (FAIL)
Irish Row Student Housing Apartments
1855 Vaness St.,
South Bend, IN 466374
Accessibility Site Assessment
BARR ARCHITECTURE, INC.
BARR COMMERCIAL CONSTRUCTION, INC.
ADA Landing C8:
Running Slope: 0.48% (PASS)
Cross Slope: 3.59% (FAIL)
1855 Vaness St.,
South Bend, IN 466374
Accessibility Site Assessment
Irish Row Student Housing Apartments
BARR ARCHITECTURE, INC.
BARR COMMERCIAL CONSTRUCTION, INC.
ADA Walking Surface A2:
Running Slope: 0.08% (PASS)
Cross Slope: 2.42% (FAIL)
ADA Walking Surface A6:
Running Slope: 0.56% (PASS)
Cross Slope: 2.54% (FAIL)
Irish Row Student Housing Apartments
BARR ARCHITECTURE, INC.
COMMERCIAL CONSTRUCTION,
ADA Walking Surface A7:
Running Slope: 1.14% (PASS)
Cross Slope: 2.29% (FAIL)
ADA Walking Surface A8:
Running Slope: 0.97% (PASS)
Cross Slope: 2.25% (FAIL)
1855 Vaness St.,
South Bend, IN 466374
Irish Row Student Housing Apartments
BARR ARCHITECTURE, INC.
BARR COMMERCIAL CONSTRUCTION, INC.
ADA Walking Surface A10:
Running Slope: 0.47% (PASS)
Cross Slope: 2.29% (FAIL)
ADA Walking Surface A12:
Running Slope: -1.29% (PASS)
Cross Slope: 2.40% (FAIL)
1855 Vaness St.,
South Bend, IN 466374
Accessibility Site Assessment
Irish Row Student Housing Apartments
BARR ARCHITECTURE, INC.
BARR COMMERCIAL CONSTRUCTION, INC.
ADA Walking Surface A14:
Running Slope: -0.04% (PASS)
Cross Slope: 2.41% (FAIL)
1855 Vaness St.,
South Bend, IN 466374
Accessibility Site Assessment
Irish Row Student Housing Apartments
BARR ARCHITECTURE, INC.
BARR COMMERCIAL CONSTRUCTION, INC.
The Federal Americans with Disability Act - In choosing which accessible elements to provide, priority should be given to those elements that will provide the greatest access, in the following order;
(1)An accessible entrance;
(2)An accessible route to the altered area;
(3)At least one accessible restroom for each sex or a single unisex restroom;
(4)Accessible telephones;
(5)Accessible drinking fountains; and
(6)When possible, addi onal accessible elements such as parking, storage, and alarms.
Qualifica ons
The services described herein were performed and our findings and recommenda ons were prepared in accordance with generally accepted consul ng prac ces. BAI has made every reasonable effort to properly evaluate the Property condi ons within the scope of our services.
•Our findings and conclusions were based on the visual appearance of the Property at the me of our site visit;
•Our findings are based on visi ng a fair representa on of apartment units. BAI did not gain access to all the units within the property;
•Some units were occupied during our visit and we were unable to view all areas of the residen al unit;
•Our site observa ons included only areas that were readily accessible to our representa ve without opening or disassembling any components or areas;
•We did not perform material sampling, laboratory analysis, an environmental site assessment, geotechnical or engineering evalua ons, calcula ons or review of design assump ons;
•Structural evalua on was not performed as part of our service;
•Addi onal evalua ons may be necessary for the prepara on of documents for the proposed improvements;
•Some of our conclusions were par ally based on informa on provided by representa ves of Ownership, the Property Manager and provided Construc on Documents;
•This report is confiden al and intended for the sole use of Inland Private Capital Corpora on. The work performed as part of our observa ons along with this wri en report may not be distributed to other par es without the express wri en consent of the Author;
•BAI is not responsible for conclusions, opinions, or recommenda ons made by others based on our findings and the informa on contained herein.
Prepared by:
Sincerely,
Ron Barr, A.I.A. President For the Company
BARR ARCHITECTURE, INC.
BARR COMMERCIAL CONSTRUCTION, INC.
The Design - Build Team architects∙generalcontractors
Admitted in;
LA Lic. #6684
AL Lic. #6381
AZ Lic. #61976
AR Lic. #8954
NY Lic. #032101
VA Lic. #0401014247
MA Lic. #31706
KY Lic. #7493
PA Lic. #RA404159
GA Lic. #RA012017
IL Lic. #001.021899
DE Lic. #S50008086
WA Lic. #9425
MD Lic. #15438
TX Lic. #23115
MN Lic. #51867
TN Lic. #103878
FLA Lic. #AR0016160
Re: Clarendale of Algonquin
2001 W Algonquin Rd
Algonquin, IL 60102
ADA Site Assessment
December 23rd, 2022
NE Lic. #A-4753
MS Lic. #8267
CO Lic. #ARC402305
NV Lic. #6710
MO Lic. #2012006229
PR Lic. #21914
NC Lic. #12152
OH Lic #ARC1115461
MI Lic. #13010-59729
RI Lic. #4838
NJ Lic. #21AI02103100
WI Lic. #12166-5
CT Lic. #ARI0013090
SC Lic. # ARI9089
UT Lic. #10465827-0301
FLA CGC #1523592
AZ GC Lic.#323023
AR GC Lic.#0381750519
Barr Architecture Inc. (BAI) has reviewed the documents provided by Inland Private Capital Corporation and visited the property on December 13th ,14th, and 15th, 2022 to review the handicap accessibility concerns at the above referenced property.
The intent of our site visit was to observe the condition of the accessible site elements (Curb ramps, sidewalks and designated handicap parking spaces) residential units, and common area elements.
Additional evaluation may be required dependent upon Ownerships direction and intent to make the noted improvements. Improvements should be designed, documented and permitted with the governing authority having jurisdiction. Upon completion of the improvements Ownership should notify BAI and request a follow-up observation to verify compliance.
The conclusions of this report are our Professional Opinion and are based upon the authorities cited herein to observe non-compliant elements where applicable. Reference materials reviewed during the performance of this report include the following;
● 28 CFR Part 36; ADA Standards for Accessible Design, Revised as of July 1, 1994;
● ANSI A117.1-1986;
● 2010 ADA Standards for Accessible Design Department of Justice September 15, 2010;
● 1991 ADA Standards for Accessible Design Department of Justice July 1, 1994;
● 2010 ADA Standards for Accessible Design Department of Justice September 15, 2010;
● 28 CFR Part 36; ADA Standards for Accessible Design, Revised as of July 1, 1994;
Tools and equipment used during the performance of this report;
● 24” digital level manufactured by M-D Building Products;
● 25’ tape measure;
● Digital/Laser measuring device;
● Technidea Pro-2000 ZipLevel (+-0.1” accuracy)
● iPhone/ Android Phone
Accessibility Concerns
To determine costs where applicable reference should be made to the Evaluation of Barrier Removal Costs Associated with 2004 Americans with Disabilities Act (ADA) Accessibility Guidelines by E.H. Pechan & Associates, Inc for the SBA Office of Advocacy dated November 2007, ANSI A117.1 2003 and to RS Means ADA Compliance Pricing Guide 2nd Edition (2004). Additional costs may be incurred for architectural plans and permits.
Public accommodations covered by Title III of the ADA should be designed and constructed as accessible in accordance with 28 CFR 36.401. Alterations and additions are similarly mandated under 28 CFR 36.402 and 36.403.
Findings
The Clarendale of Algonquin was constructed in the year 2016. Our review of the documents provided by the Client and on-site property management appear to conform to our on-site observations.
Clarendale of Algonquin
2001 W Algonquin Rd,
Algonquin, IL 60102
Accessibility Site Assessment
Site Improvements
The following inspections are represented with a letter located in the area shown on the site plan below. Each number indicates an area observed with one or multiple non-compliant site conditions along with their approximate location.
Clarendale of Algonquin
Site Condition – ADA Access Aisle Slope
1. Accessible parking spaces shall be designated as reserved by signage with the symbol of accessibility. BAI observed parking spaces missing compliant accessible parking signage.
Proposed Resolution
● Ownership shall provide compliant accessible parking signage at designated accessible parking spaces.
2010 ADA Standards for Accessible Design Excerpt
502.6 Identification. Parking space identification signs shall include the International Symbol of Accessibility complying with 703.7.2.1. Signs identifying van parking spaces shall contain the designation "van accessible." Signs shall be 60 inches (1525 mm) minimum above the finish floor or ground surface measured to the bottom of the sign.
Clarendale of Algonquin
Running Slope: 0.63% (PASS)
Cross Slope: -2.15% (FAIL)
ACCESS AISLE AREA A
Site Condition – ADA Parking Signage Height
2. Accessible parking spaces shall have clear parking space identification signage mounted 60 inches minimum above the finish floor or ground and shall be fully visible. BAI observed accessible parking signage mounted below the minimum compliant height.
Proposed Resolution
• Ownership shall provide accessible parking signage mounted at a compliant height.
502.6 Identification. Parking space identification signs shall include the International Symbol of Accessibility complying with 703.7.2.1. Signs identifying van parking spaces when required by 502.2 shall contain the designation “van accessible.”
502.6.1 Each such parking space must be striped in a manner that is consistent with the standards of the controlling jurisdiction for other spaces and prominently outlined with blue paint, and must be repainted when necessary, to be clearly distinguishable as a parking space designated for persons who have disabilities. The space must be posted with a permanent above-grade sign of a color and design approved by the Department of Transportation, which is placed on or at least 60 inches (1525 mm) above the finished floor or ground surface measured to the bottom of the sign and which bears the international symbol of accessibility and the caption “PARKING BY
DISABLED PERMIT
ONLY. “Such a sign, erected after October 1, 1996, must indicate the penalty for illegal use of the space. Any provision of this section to the contrary notwithstanding, in a theme park or an entertainment complex as defined in Section 509.013 in which accessible parking is located in designated lots or areas, the signage indicating the lot as reserved for accessible parking may be located at the entrances to the lot in lieu of a sign at each parking place.
Clarendale of Algonquin
3. Accessible parking spaces shall have clear parking space identification signage mounted 60 inches minimum above the finish floor or ground and shall be fully visible. BAI observed accessible parking spaces serving the units without proper identification signage.
Proposed Resolution
• Ownership shall provide clearly visible accessible parking identification signage mounted at a compliant height.
2010 ADA Standards for Accessible Design Excerpt
502.7 Identification. Where accessible parking spaces are required to be identified by signs, the signs shall include the International Symbol of Accessibility complying with Section 703.6.3.1. Signs identifying van parking spaces shall contain the designation "van accessible." Such signs shall be 60 inches (1525 mm) minimum above the floor of the parking space, measured to the bottom of the sign.
Clarendale of Algonquin
MISSING ADA SIGNAGE
D
Site Condition – Accessible Entrance Landing - Slopes
4. The landing shall have a slope no greater than 1:48 in all directions. BAI observed the landing by the gated entry with slopes greater than the maximum allowable 1:48.
Proposed Resolution
• Ownership shall provide a landing with compliant slopes.
2010 ADA Standards for Accessible Design Excerpt
Ramps on accessible routes shall comply with 405.
405.2 Ramp runs shall have a running slope not steeper than 1:12.
405.3 Cross slope of ramp runs shall not be steeper than 1:48.
405.6 The rise for any ramp run shall be 30 inches (760 mm) maximum.
5. Maneuvering clearances at doors with a pull side, front approach shall be a minimum 18 inches. BAI observed a gated entrance along an accessible path with non-compliant maneuvering clearances.
Proposed Resolution
• Ownership shall expand the sidewalk at the gate entry to provide the required clear floor area on the latch side.
2010 ADA Standards for Accessible Design
Excerpt
404.2.4 Maneuvering Clearances. Minimum maneuvering clearances at doors and gates shall comply with 404.2.4. Maneuvering clearances shall extend the full width of the doorway and the required latch side or hinge side clearance.
404.2.4.1 Swinging Doors and Gates. Swinging doors and gates shall have maneuvering clearances complying with Table 404.2.4.1.
Clarendale of Algonquin
Site Condition – Walking Surfaces - Sidewalk Slopes
6. Walking surfaces that are a part of an accessible route shall have running slopes not steeper than 1:20 and cross slopes not greater than 1:48. BAI observed the sidewalks located near several accessible parking spaces with cross slopes greater than the allowable maximum 1:48.
Proposed Resolution
• Ownership shall provide walking surfaces/Sidewalks along accessible parking spaces with compliant slopes to facilitate entry to units.
2010 ADA Standards for Accessible Design Excerpt
402.2 Components. Accessible routes shall consist of one or more of the following components: Walking surfaces with a slope not steeper than 1 :20, doors and doorways, ramps, curb ramps excluding the flared sides, elevators, and platform lifts.
403.1 General. Walking surfaces that are a part of an accessible route shall comply with Section 403.
403.2 Floor Surface. Floor surfaces shall comply with Section 302.
403.3 Slope. The running slope of walking surfaces shall not be steeper than 1 :20. The cross slope of a walking surface shall not be steeper than 1 :48.
Site Condition – Openings in Sidewalks
7. Openings in floor or ground surfaces shall not allow passage of a sphere more than 1/2 inch (13 mm) diameter. BAI observed openings in sidewalk floor surfaces wider than the maximum allowable 1/2 inches.
Proposed Resolution
• Ownership shall provide ground floor surfaces with openings no more than 1/2 inch wide.
2010 ADA Standards for Accessible Design Excerpt
302.3 Openings. Openings in floor surfaces shall be of a size that does not permit the passage of a 1/2 inch (13 mm) diameter sphere, except as allowed in Sections 407.4.3, 408.4.3, 409.4.3, 410.4, and 805.10. Elongated openings shall be placed so that the long dimension is perpendicular to the predominant direction of travel.
Clarendale of Algonquin
8. Accessible parking spaces shall have clear parking space identification signage. BAI observed accessible parking spaces without proper identification signage.
Proposed Resolution
• Ownership shall re-stripe access aisles so as to discourage parking in them.
2010 ADA Standards for Accessible Design Excerpt
Advisory 502.3.3 Marking. The method and color of marking are not specified by these requirements but may be addressed by State or local laws or regulations. Because these requirements permit the van access aisle to be as wide as a parking space, it is important that the aisle be clearly marked.
Clarendale of Algonquin
Common Areas – ADA Restroom - Door Not Self Closing
9. Independent Common ADA Restroom shall have a self-closing door for the accessible toilet compartment in the men’s restroom. BAI observed doors not self-closing.
Proposed Resolution
● Ownership shall provide a self-closing door for the accessible toilet compartment in the men’s and women’s restrooms.
2010 ADA Standards for Accessible Design
Excerpt
604.8.1.2 Doors. Toilet compartment doors, including door hardware, shall comply with 404 except that if the approach is to the latch side of the compartment door, clearance between the door side of the compartment and any obstruction shall be 42 inches (1065 mm) minimum. Doors shall be located in the front partition or in the side wall or partition farthest from the water closet. Where located in the front partition, the door opening shall be 4 inches (100 mm) maximum from the front partition. The door shall be self-closing. A door pull complying with 404.2.7 shall be placed on both sides of the door near the latch. Toilet compartment doors shall not swing into the minimum required compartment area.
of Algonquin 2001 W Algonquin Rd,
Algonquin, IL 60102
Clarendale
MEN’S PUBLIC RESTROOM 1ST FLOOR
WOMEN’S PUBLIC RESTROOM 1ST FLOOR
Common Area Restrooms – Toilet Paper Dispensers Location
10. Toilet paper dispensers shall be 7 inches minimum and 9 inches maximum in front of the water closet measured to the centerline of the dispenser. BAI observed the toilet paper dispensers beyond approved reach range.
Proposed Resolution
• Ownership shall provide toilet paper dispenser outlets mounted within a range of 7 and 9 inches from the water closet.
2010 ADA Standards for Accessible Design
Excerpt
604.7 Dispensers. Toilet paper dispensers shall comply with 309.4 and shall be 7 inches (180 mm) minimum and 9 inches (230 mm) maximum in front of the water closet measured to the centerline of the dispenser. The outlet of the dispenser shall be 15 inches (380 mm) minimum and 48 inches (1220 mm) maximum above the finish floor and shall not be located behind grab bars. Dispensers shall not be of a type that controls delivery or that does not allow continuous paper flow.
Clarendale of Algonquin
Common Areas – Toilet Seat Covers - Height
11. Reach ranges shall fall within 15 and 48 inches. BAI observed paper towel/toilet seat covers within common areas mounted greater than the maximum allowable 48 inches.
Proposed Resolution
• Ownership shall provide paper towel/toilet seat covers mounted within the reach range of 15 to 48 inches.
2010 ADA Standards for Accessible Design
Excerpt
308.2.1 Unobstructed Where a forward reach is unobstructed, the high forward reach shall be 48 inches (1220 mm) maximum and the low forward reach shall be 15 inches (380 mm) minimum above the finish floor or ground.
308.2.1 Unobstructed. Where a clear floor or ground space allows a parallel approach to an element and the side reach is unobstructed, the high side reach shall be 48 inches (1220 mm) maximum and the low side reach shall be 15 inches (380 mm) minimum above the finish floor or ground.
Advisory 606.1 General. If soap and towel dispensers are provided, they must be located within the reach ranges specified in 308. Locate soap and towel dispensers so that they are conveniently usable by a person at the accessible lavatory.
Clarendale of Algonquin
PUBLIC RESTROOM 2ND FLOOR
PUBLIC RESTROOM 2ND FLOOR
Common Areas – Gym Equipment Clearance
12. Exercise machines and equipment shall have a clear floor space of 30” x 48” to allow for a positioned transfer or for use by an individual seated in a wheelchair. Clear floor or ground space required at exercise machines and equipment shall be permitted to overlap.
Proposed Resolution
● Ownership shall relocate exercise machines within a compliant distance from each other as to allow a single or a shared 30”x 48” area.
2010 ADA Standards for Accessible Design Excerpt
305.3 Size. The clear floor or ground space shall be 30 inches (760 mm) minimum by 48 inches (1220mm) minimum.
Clarendale of Algonquin
CARDIO ROOM –2ND FLOOR
CARDIO ROOM –2ND FLOOR
Common Space- Stair Handrails Missing
13. Stairs shall have handrails on both sides. BAI observed the stairs missing handrails on both sides.
Proposed Resolution
• Ownership shall provide handrails on both sides of stairs.
2010 ADA Standards for Accessible Design Excerpt
504.6 Handrails. Stairs shall have handrails complying with Section 505.
505.2 Location. Handrails shall be provided on both sides of stairs and ramps.
505.4 Height. Top of gripping surfaces of handrails shall be 34 inches (865 mm) minimum and 38 inches (965 mm) maximum vertically above stair nosings, ramp surfaces and walking surfaces. Handrails shall be at a consistent height above stair nosings, ramp surfaces and walking surfaces.
Clarendale of Algonquin
LOBBY STAIRS 1ST FLOOR
LOBBY STAIRS 1ST FLOOR
Accessible Route – Walking Surface: Area A
Running Slope: 0.15 % (PASS)
Cross Slope: -2.21 % (FAIL)
Clarendale of Algonquin
Accessible Route – Walking Surface: Area A
Running Slope: 0.98 % (PASS)
Cross Slope: -2.28 % (FAIL)
Clarendale of Algonquin
Accessible Route – Walking Surface: Area A
Running Slope: 1.49 % (PASS)
Cross Slope: -2.08 % (FAIL)
Clarendale of Algonquin
Accessible Route – Walking Surface: Area C
Running Slope: -1.18 % (PASS)
Cross Slope: -2.22 % (FAIL)
Clarendale of Algonquin
Accessible Route – Walking Surface: Area C
Running Slope: -0.75 % (PASS)
Cross Slope: -2.41 % (FAIL)
Clarendale of Algonquin
Accessible Route – Walking Surface: Area C
Running Slope: -0.48 % (PASS)
Cross Slope: 2.59 % (FAIL)
Clarendale of Algonquin
Accessible Route – Walking Surface: Area C
Running Slope: -0.55 % (PASS)
Cross Slope: 2.35 % (FAIL)
Clarendale of Algonquin
Accessible Route – Access Aisle: Area A
Running Slope: 0.63 % (PASS)
Cross Slope: -2.15 % (FAIL)
Clarendale of Algonquin
Accessible Route – ADA Parking Surface: Area B
Running Slope: 2.56 % (FAIL)
Cross Slope: -2.01 % (FAIL)
Clarendale of Algonquin
Accessible Route – Landing Surface: Area B
Running Slope: -1.44 % (PASS)
Cross Slope: -4.68 % (FAIL)
Clarendale of Algonquin
Accessible Route – Landing Surface: Area C
Running Slope: 2.59 % (FAIL)
Cross Slope: 0.77 % (PASS)
Clarendale of Algonquin
Accessible Route – Landing Surface: Area C
Running Slope: 2.78 % (FAIL)
Cross Slope: 0.68 % (PASS)
Clarendale of Algonquin
Qualifications
The services described herein were performed and our findings and recommendations were prepared in accordance with generally accepted consulting practices. BAI has made every reasonable effort to properly evaluate the Property conditions within the scope of our services.
● Our findings and conclusions were based on the visual appearance of the Property at the time of our site visit;
● Our findings are based on visiting a fair representation of apartment units. BAI did not gain access to all the units within the property;
● Some units were occupied during our visit and we were unable to view all areas of the residential unit;
● Our site observations included only areas that were readily accessible to our representative without opening or disassembling any components or areas;
● We did not perform material sampling, laboratory analysis, an environmental site assessment, geotechnical or engineering evaluations, calculations or review of design assumptions;
● Structural evaluation was not performed as part of our service;
● Additional evaluations may be necessary for the preparation of documents for the proposed improvements;
● Some of our conclusions were partially based on information provided by representatives of Ownership, the Property Manager and provided Construction Documents;
● This report is confidential and intended for the sole use of Inland Private Capital Corporation. The work performed as part of our observations along with this written report may not be distributed to other parties without the express written consent of the Author;
● BAI is not responsible for conclusions, opinions, or recommendations made by others based on our findings and the information contained herein.
Prepared by: Sincerely,
Ron Barr, A.I.A. President For the Company
2001 W Algonquin Rd,
Clarendale of Algonquin
The Federal Americans with Disability Act - In choosing which accessible elements to provide, priority should be given to those elements that will provide the greatest access, in the following order;
(1) An accessible entrance;
(2) An accessible route to the altered area;
(3) At least one accessible restroom for each sex or a single unisex restroom;
(4) Accessible telephones;
(5) Accessible drinking fountains; and
(6) When possible, additional accessible elements such as parking, storage, and alarms.
