Source: s3://data.kl3m.ai/documents/govinfo/USCOURTS/USCOURTS-cand-4_19-cv-01418/USCOURTS-cand-4_19-cv-01418-1/pdf.json

Nature of Suit Code: 446
Nature of Suit: Americans with Disabilities Act - Other
Cause of Action: 42:12101 Americans w/ Disabilities Act (ADA)

---

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EXHIBIT A

Case 4:19-cv-01418-HSG Document 24 Filed 02/05/20 Page 15 of 51
 Kim R. Blackseth, Interests, Inc. 

 1726 Jefferson Street 

 Napa, CA 94559 

 

 Phone 707-255-5576 

May 28, 2019 

Hal Chase 

Hartsuyker, Stratman & Williams-Abrego 

141 Stony Circle, Suite 145 

Santa Rosa, CA 95401 

Email: hal.chase@farmersinsurance.com

RE: Fandee’s Restaurant: 7824 Covert Lane, Sebastopol, CA 

 Inspected by a CASp 

 

Dear Mr. Chase: 

At your request, on or about March 17, 2019, we reviewed the subject facility 

in Sebastopol, CA for compliance with State of California’s Title 24, Building 

Code (CBC), with the California Amendments and the federal Americans 

with Disabilities Act of 1990 (ADA), as they relate to physical disabled access. 

A brief discussion of these requirements is as follows: 

California Building Code 

The first California access laws for newly constructed buildings (Health and 

Safety Code 19955) were passed in 1969. In 1971, Health and Safety Code 19959 

was passed that required all alterations, repairs and additions be accessible in 

public accommodations. 

In 1982, the California Building Code Title 24 (CBC Title 24) went into effect 

replacing the 1961 ANSI standards. The CBC Title 24 accessibility standards 

were revised in 1984, 1986, 1987, 1989, 1994, 1996, 1998, 2001, 2007, 2010 and 2013. 

The current 2016 CBC became effective January 1st, 2017. 

This facilities obligation to comply with the California Building Code (CBC) 

depends largely on its construction date and alteration history. If an alteration 

(as defined in the CBC) is performed, these facilities have to comply with the 

edition of the CBC in effect on the date of their last alteration. 

This obligation would include the functional area renovated, the path of 

travel to them and the sanitary facilities that support them, not the entire 

facility. If an alteration is performed, the date of those renovations reveals the 

applicable editions of the State Building Code that will determine what 

additional access features are required. 

Case 4:19-cv-01418-HSG Document 24 Filed 02/05/20 Page 16 of 51
 

 2

The Americans with Disabilities Act 

The ADA was signed into law on July 26, 1990 and revised in 2010 (effective 

March 12, 2012). It contains requirements for new construction, for 

alterations or renovations to buildings and facilities, and for improving access 

to existing facilities of private companies providing goods or services to the 

public and requires reasonable modifications of policies and practices that 

may be discriminatory 

The ADAAG and 2010 ADA Standards were developed for New 

Construction and Alterations. Existing facilities not otherwise being altered 

are subject to requirements specified in the DOJ regulations. Title III entities 

must pursue barrier removal – or alternatives – in existing places of public 

accommodation. Broadly viewed, ADA implementing regulations outline a 

hierarchy of obligations: 

• New construction must be fully accessible, in compliance with 

applicable provisions of the ADA; 

• Alterations must observe new construction criteria where technically 

feasible; less stringent technical specifications may be applied where 

technical unfeasibility is encountered; alterations to primary function 

areas carry an additional obligation to improve the path of travel to the 

altered area; 

• Existing Public Accommodation facilities must achieve a level of 

usability that balances user needs, the constraints of existing 

conditions, and the resources available for remedial work. If you are a 

"Commercial Facility", you are not subject to barrier removal. 

• Commercial facilities, which are not public accommodations, such as 

office buildings, factories and warehouses are not subject to barrier 

removal. However, they must comply with the ADA architectural 

standards for new construction and alterations when built or altered. 

Readily Achievable Barrier Removal 

As in the 1991 Standards, the 2010 Standards requires removal of 

architectural barriers in existing Public Accommodations, when it is “readily 

achievable” to do so. Readily achievable means “easily accomplishable 

without much difficulty or expense.” 

This requirement is partly based on the size and resources of an entity. So, 

entities with more resources are expected to remove more barriers than 

facilities with fewer resources. 

Case 4:19-cv-01418-HSG Document 24 Filed 02/05/20 Page 17 of 51
 

 3

Readily achievable barrier removal may include providing an accessible route 

from a parking lot to the entrance, installing an entrance ramp, widening a 

doorway, installing accessible door hardware, repositioning shelves, or 

moving tables, chairs, display racks, vending machines, or other furniture. 

When removing barriers, facilities are required to comply with the 2010 

Standards to the extent possible. For example, where there is not enough 

space to install a ramp with a slope that complies with the Standards, a 

business may install a ramp with a slightly steeper slope. However, any 

deviation from the Standards must not pose a significant safety risk. 

What Contributes to the Determination of "Readily Achievable"? 

I. Nature and cost of the action 

II. Overall financial resources of the local site 

III. Number of persons employed 

IV. Effect on expenses and resources 

V. Legitimate safety requirements that are necessary for safe operation 

VI. Impact otherwise on the operation of the site 

VII. Fundamental alteration of the programs, services, benefits, 

 activities, goods, etc. 

VIII. Other barriers being removed 

IX. Relationship to the parent company 

A. Geographic separateness 

B. Administrative or fiscal relationship of site to parent company 

C. If applicable: 

1. Overall financial resources and assets 

2. Parent companys budget 

3. Size of parent company in number of employees 

4. Number, type and location of other facilities 

5. Type of operations of parent company 

6. Composition, structure and functions of workforce 

X. Significant loss of selling or serving space 

XI. Never exceeds the new construction requirements 

The Department's regulation contains a list of 21 examples of modifications 

that may be readily achievable. These are not all inclusive, but are 

illustrative of the DOJ’s intent: 

1) Installing ramps; 

2) Making curb cuts in sidewalks and entrances; 

3) Repositioning shelves; 

4) Rearranging tables, chairs, vending machines, display racks, and 

 other furniture; 

5) Repositioning telephones; 

6) Adding raised markings on elevator control buttons; 

7) Installing flashing alarm lights; 

Case 4:19-cv-01418-HSG Document 24 Filed 02/05/20 Page 18 of 51
 

 4

8) Widening doors; 

9) Installing offset hinges to widen doorways; 

10) Eliminating a turnstile or providing an alternative accessible path; 

11) Installing accessible door hardware; 

12) Installing grab bars in toilet stalls; 

13) Rearranging toilet partitions to increase maneuvering space; 

14) Insulating lavatory pipes under sinks to prevent burns; 

15) Installing a raised toilet seat; 

16) Installing a full-length bathroom mirror; 

17) Repositioning the paper towel dispenser in a bathroom; 

18) Creating designated accessible parking spaces; 

19) Installing an accessible paper cup dispenser at an existing 

 inaccessible water fountain; 

20) Removing high pile, low density carpeting; or 

21) Installing vehicle hand controls. 

New Construction and Alterations 

The ADA requires that all new facilities built by public accommodations, 

including small businesses, must be accessible to and usable by people with 

disabilities. The 2010 Standards lay out accessibility design requirements for 

newly constructed and altered public accommodations and commercial 

facilities. Certain dates in the construction process determine which ADA 

standards—the 1991 Standards or the 2010 Standards—must be used. 

Alterations (ADA) 

When a small business undertakes an alteration to any of its facilities, it must, 

to the maximum extent feasible, make the alteration accessible. An alteration 

is defined as remodeling, renovating, rehabilitating, reconstructing, changing 

or rearranging structural parts or elements, changing or rearranging plan 

configuration of walls and full-height partitions, or making other changes 

that affect (or could affect) the usability of the facility. 

Construction/Alteration History Analysis 

The construction/alteration history has been requested from the local 

building department. However, it was represented to us the tenant space 

was significantly altered in approximately 2011. To firmly establish which 

editions of the CBC (and to confirm ADAAG requirements) the building 

history should be researched with the local enforcing agency. 

The 2010 CBC and the 1991 ADAAG guided the alteration in 2011. If 

subsequent permit history reveals alterations have taken place, the report 

conclusions may need to be re-visited. 

Case 4:19-cv-01418-HSG Document 24 Filed 02/05/20 Page 19 of 51
 

 5

Facility Survey 

The facility is a restaurant located in Sebastopol, CA. Our comments on the 

existing conditions are as follows: 

 

Path of Travel from the Public Right of Way (off Covert Lane) 

• The entry leading from the public sidewalk has steps (Fig 1.1). We 

recommend providing signage directing to the accessible path of travel on 

Healdsburg Avenue (see Fig A for example); 

Fig 1.1 

Case 4:19-cv-01418-HSG Document 24 Filed 02/05/20 Page 20 of 51
 

 6

 

Fig A 

• The stairway (previous Fig 1.1) does not have constrast striping. Provide 

contrast striping on each exterior stair tread (see details below). 

The stripe shall be a minimum of 2 inches (51 mm) wide to a maximum of 4 

inches (102 mm) wide placed parallel to, and not more than 1 inch (25 mm) 

from, the nose of the step or upper approach. The stripe shall extend the full 

width of the step or upper approach and shall be of material that is at least as 

slip resistant as the other treads of the stair. A painted stripe shall be 

acceptable. Grooves shall not be used to satisfy this requirement. 

 

Fig B 

Case 4:19-cv-01418-HSG Document 24 Filed 02/05/20 Page 21 of 51
 

 7

• The stair handrails are 27” high (see Fig 1.2). Modify and provide 

handrails 34” to 38” above the ground or nosing of each stair tread (see 

previous Fig B for details); 

Fig 1.2 

Path of Travel from the Public Right of Way (off Healdsburg Avenue) 

• The path of travel from the public way near the rear corner of Fandee’s 

has cross slopes up to 5.6% (Fig 1.3). We recommend providing signage 

directing to the accessible path of travel hear the front of the building on 

Healdsburg Avenue (see Fig A for sign example); 

Case 4:19-cv-01418-HSG Document 24 Filed 02/05/20 Page 22 of 51
 

 8

Fig 1.3 

• The path of travel from the public way near the front area of Fandee’s 

provides the correct width and slopes (Fig 1.4). The walkway has 

maximum cross slopes of 2.8%, which we believe is within conventional 

industry tolerance. The directional signage discussed above should lead 

to this path of travel off the public way; 

Fig 1.4 

Case 4:19-cv-01418-HSG Document 24 Filed 02/05/20 Page 23 of 51
 

 9

Existing Parking and Curb Ramp 

The total number of parking spaces for the facility determines the number of 

accessible parking spaces required (see Fig C). Fandee’s is located in a multitenant shopping center. There are approximately 23 parking spaces directly 

supporting the restaurant. Therefore, one van accessible parking space 

should support the restaurant. Currently, there is one van space near 

supporting Fandee’s. Our comments on the existing conditions are as 

follows: 

 Fig C 

• The tow signs are provided at the entry to the off-street parking lot 

supporting Fandee’s, however the blank spaces are not filled in (Fig 1.5). 

Modify and fill in blank spaces on each tow sign.

Case 4:19-cv-01418-HSG Document 24 Filed 02/05/20 Page 24 of 51
 

 10

Fig 1.5

• The accessible parking space (Fig 1.6) is 8’11” wide (minimum 9’ required). 

We believe this is within conventional industry tolerance. No action required; 

 Fig 1.6 

• The accessible parking space and access aisle have a slope of 4.4%-9.3% near 

the head of the space at the gutter (Fig 1.7 below). Modify and provide a 

slope of 2% or less in any direction within the accessible parking space and 

access aisle; 

Case 4:19-cv-01418-HSG Document 24 Filed 02/05/20 Page 25 of 51
 

 11

Fig 1.7 

• The accessible parking is missing the required signage. Provide the 

Minimum Fine $250, ISA and Van Accessible signage for the accessible 

space. See Fig D below for details (must be mounted 80” above the 

ground to the bottom of the sign if in a path of travel or 60” to the 

bottom of the sign if located on a wall); 

Case 4:19-cv-01418-HSG Document 24 Filed 02/05/20 Page 26 of 51
 

 12

Fig D 

Fig 1.8 

Fig E 

Case 4:19-cv-01418-HSG Document 24 Filed 02/05/20 Page 27 of 51
 

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Path of Travel (from accessible parking to entry) 

• The path of travel near the pillar is 43” wide if the car overhangs past the 

curb (Fig 1.9). Modify and provide wheel stops for the parking spaces 

adjacent to the pillar to prevent the car from obstructing the path of 

travel; 

Fig 1.9 

• The walkway has a cross slope of 2.3% (Fig 2.1 below). We believe this is 

within conventional industry tolerance. No action required; 

Case 4:19-cv-01418-HSG Document 24 Filed 02/05/20 Page 28 of 51
 

 14

Fig 2.1 

Primary Entry 

• The pull side landing has a slope of 7% in the direction of travel (Fig 2.2). 

Modify and provide a 60” deep landing on the pull side of the entry door 

with a slope of 2% or less in any direction (see Fig F for detail). Note: a 

powered door opening device will mitigate the issue; 

Fig 2.2 

• The entry door requires 12 lbs. of effort to operate. Adjust and maintain 

door effort to 5 lbs. or less. Note: a powered door opening device will 

mitigate the issue; 

Case 4:19-cv-01418-HSG Document 24 Filed 02/05/20 Page 29 of 51
 

 15

Fig F 

• The entry door does not have a 10” smooth bottom surface (previous Fig 

2.2). Modify and provide a 10” high smooth and uninterrupted bottom 

surface on the push side of the entry door (see Fig G for detail). Note: a 

powered door opening device will mitigate the issue; 

Fig G 

Interior 

• The exit doors (Fig 2.3 below) do not have the tactile and Braille exit sign. 

Modify and provide the tactile and contracted Grade 2 Braille sign at all 

exits and mount as described below and in Fig H. Note: CA Braille 

spacing is required and shown below (Fig I below), as it differs from the 

Federal standards; 

 

Case 4:19-cv-01418-HSG Document 24 Filed 02/05/20 Page 30 of 51
 

 16

 Fig 2.3 

11B-703.4.2 Location - Where a tactile sign is provided at a door, the sign shall 

be located alongside the door at the latch side. Where a tactile sign is provided at 

double doors with one active leaf, the sign shall be located on the inactive leaf. 

Where a tactile sign is provided at double doors with two active leafs, the sign 

shall be located to the right of the right-hand door. Where there is no wall space 

at the latch side of a single door or at the right side of double doors, signs shall be 

located on the nearest adjacent wall. Signs containing tactile characters shall be 

located so that a clear floor space of 18 inches (457 mm) minimum by 18 inches 

(457 mm) minimum, centered on the tactile characters, is provided beyond the 

arc of any door swing between the closed position and 45-degree open position. 

Where permanent identification signage is provided for rooms and spaces they 

shall be located on the approach side of the door as one enters the room or space. 

Signs that identify exits shall be located on the approach side of the door as one 

exits the room or space. 

 Fig H – Height Requirements 

Case 4:19-cv-01418-HSG Document 24 Filed 02/05/20 Page 31 of 51
 

 17

 

 

 Fig I – CBC Spacing Requirements 

• There are approximately 58 total seating spaces (tables and booths) and 

there are no accessible tables due to the table base (Fig 2.4) or booth 

seating. 5% of seating spaces are required to be accessible. Modify and 

provide 5% of seating spaces with knee and toe clearance illustrated in 

Fig J below; 

Fig 2.4 

Case 4:19-cv-01418-HSG Document 24 Filed 02/05/20 Page 32 of 51
 

 18

Fig J 

• The main counter is 42” high (Fig 2.5). If transactions occur at the counter 

(for to go orders) a lowered transaction counter will be required. Provide 

a lowered counter 34” high maximum above the floor by a minimum of 

36” long (see Fig K below for detail); 

Fig 2.5 

Case 4:19-cv-01418-HSG Document 24 Filed 02/05/20 Page 33 of 51
 

 19

Fig K 

• The dining counter is 37” high (Fig 2.6). Modify and provide a lowered 

dining counter 34” high by a minimum of 60” long and 19” deep minimum, 

if counter was built in the 2011 alteration (see Fig L below for detail); 

Fig 2.6 

Case 4:19-cv-01418-HSG Document 24 Filed 02/05/20 Page 34 of 51
 

 20

Fig L 

Path of Travel (to patio seating) 

• The exit door requires 10 lbs. of effort to operate and closes within 2 

seconds (Fig 2.7). Adjust and maintain door effort to 5 lbs. or less and a 

closing speed of 5 seconds minimum. Note: a powered door opening 

device will mitigate the issue; 

Fig 2.7 

• The pull side landing has a slope of 9.8% in the direction of travel (Fig 2.8 

below). Modify and provide a 60” deep landing on the pull side of the 

entry door with a slope of 2% or less in any direction (see previous Fig F 

for detail). Note: a powered door opening device will mitigate the issue; 

Case 4:19-cv-01418-HSG Document 24 Filed 02/05/20 Page 35 of 51
 

 21

Fig 2.8 

Patio 

• The gate does not have a 10” smooth bottom surface (Fig 2.9). Modify 

and provide a 10” high smooth and uninterrupted bottom surface on the 

push side of the gate (see previous Fig G for detail); 

Fig 2.9 

Case 4:19-cv-01418-HSG Document 24 Filed 02/05/20 Page 36 of 51
 

 22

• The gate hardware (Fig 3.1) requires twisting and grasping to operate. 

Modify and provide hardware that does not require tight grasping, 

pinching or twisting of the wrist to operate; 

Fig 3.1 

• There are approximately 20 total seating spaces in the patio area and there 

are no accessible tables due to the table base (Fig 3.2). 5% of seating 

spaces are required to be accessible. Modify and provide 5% of seating 

spaces with knee and toe clearance illustrated in Fig J above; 

Fig 3.2 

Case 4:19-cv-01418-HSG Document 24 Filed 02/05/20 Page 37 of 51
 

 23

Path of Travel (to restrooms) 

• The door leading to the restroom area has a closer and latch with only 5” 

of strike clearance on the push side (Fig 3.3 – minimum 12” required). We 

recommend removing the closer or latch to mitigate the issue; 

Fig 3.3 

Fig M 

• The door leading to the restroom area requires 8 lbs. or effort and closes 

within 2 seconds. Adjust and maintain door effort to 5 lbs. or less and a 

closing speed of 5 seconds minimum;

Case 4:19-cv-01418-HSG Document 24 Filed 02/05/20 Page 38 of 51
 

 24

• The chairs obstruct the pull side landing for the door (Fig 3.4). Remove 

chairs and maintain a 60” deep landing on the pull side of the door (see 

previous Fig F for detail);

Fig 3.4 

Restroom (left side) 

• The correct door sign is not provided (Fig 3.5). Modify and provide the 

required door sign and mount 58” to 60” above the ground to the center of 

the sign. Note: the circle symbol must contrast with the door and the 

triangle symbol must contrast with the circle (see example below);

Fig 3.5 

Case 4:19-cv-01418-HSG Document 24 Filed 02/05/20 Page 39 of 51
 

 25

Fig N 

• The required wall sign is not provided. The sign on the door has incorrect 

Braille spacing. Provide a wall sign with contracted Grade 2 Braille with 

CA spacing (see previous Fig I for Braille spacing requirements);

Fig O 

Case 4:19-cv-01418-HSG Document 24 Filed 02/05/20 Page 40 of 51
 

 26

• The lavatory pipes are not insulated (Fig 3.6). Modify and provide 

insulation on the hot water supply and drain pipes;

Fig 3.6 

• The mirror is mounted 51” above the floor (Fig 3.6). Modify or add an 

additional mirror no higher than 40” above the floor to the bottom 

reflective surface. A full-length mirror on the door would mitigate the 

issue;

• The flush valve is located in the incorrect side of the toilet (Fig 3.7). 

Modify and provide the flush valve on the transfer/wide side of the toilet;

Fig 3.7 

• The side and rear grab bars are mounted 37” above the floor (Fig 3.7). 

Modify and remount grab bars 33” minimum to 36” maximum above the 

floor to the top of the gripping surface;

Case 4:19-cv-01418-HSG Document 24 Filed 02/05/20 Page 41 of 51
 

 27

• The toilet tissue dispenser is mounted 16” above the floor (Fig 3.8). 

Modify and remount toilet tissue dispenser a minimum of 19” above the 

floor below the side grab bar, 7” to 9” in front of the toilet (see Fig P for 

detail);

Fig 3.8 

Fig P 

Case 4:19-cv-01418-HSG Document 24 Filed 02/05/20 Page 42 of 51
 

 28

Restroom (right side) 

• The correct door sign is not provided (Fig 3.9). Modify and provide the 

required door sign and mount 58” to 60” above the ground to the center of 

the sign. Note: the circle symbol must contrast with the door and the 

triangle symbol must contrast with the circle (see example above);

Fig 3.9 

• The required wall sign is not provided. The sign on the door has incorrect 

Braille spacing. Provide a wall sign with contracted Grade 2 Braille with 

CA spacing (see previous Fig I for Braille spacing requirements);

• The restroom door has a closer and latch with only 8” of strike clearance 

on the push side (Fig 4.1 – minimum 12” required). We recommend 

removing the closer or latch to mitigate the issue; 

Fig 4.1 

Case 4:19-cv-01418-HSG Document 24 Filed 02/05/20 Page 43 of 51
 

 29

• The lavatory pipes are not insulated (Fig 4.2). Modify and provide 

insulation on the hot water supply and drain pipes;

Fig 4.2 

• The mirror is mounted 49” above the floor (Fig 4.2). Modify or add an 

additional mirror no higher than 40” above the floor to the bottom 

reflective surface. A full-length mirror on the door would mitigate the 

issue;

• The toilet tissue dispenser is mounted 14” above the floor (Fig 4.3). 

Modify and remount toilet tissue dispenser a minimum of 19” above the 

floor below the side grab bar, 7” to 9” in front of the toilet (see previous 

Fig P for detail);

Fig 4.3 

This concludes our comments on the existing conditions. 

Case 4:19-cv-01418-HSG Document 24 Filed 02/05/20 Page 44 of 51
 

 30

If a power assisted door-opening device is used, it should meet the following 

requirements: 

c. Powered doors shall be controlled on both the interior and exterior sides of the 

doors by sensing devices, push plates, vertical actuation bars or other similar 

operating devices complying with divisions 11B-304, 11B-305 and 11B-308. 

At each location where push plates are provided there shall be two push plates; the 

centerline of one push plate shall be 7 inches (178 mm) minimum and 8 inches 

(203 mm) maximum above the floor or ground surface and the centerline of the 

second push plate shall be 30 inches (762 mm) minimum and 44 inches (1219 

mm) maximum above the floor or ground surface. Each push plate shall be a 

minimum of 4 inches (102 mm) diameter or a minimum of 4 inches by 4 inches 

(102 mm by 102 mm) square and shall display the International Symbol of 

Accessibility complying with Division 11B-703.7. 

At each location where, vertical actuation bars are provided the operable portion 

shall be located so the bottom is 5 inches (127 mm) maximum above the floor or 

ground surface and the top is 35 inches (889 mm) minimum above the floor or 

ground surface. The operable portion of each vertical actuation bar shall be a 

minimum of 2 inches (51 mm) wide and shall display the International Symbol of 

Accessibility complying with Division 11B-703.7. 

Where push plates, vertical actuation bars or other similar operating devices are 

provided, they shall be placed in a conspicuous location. A level and clear floor or 

ground space for forward or parallel approach complying with 11B-305 shall be 

provided, centered on the operating device. Doors shall not swing into the 

required clear floor or ground space. 

Case 4:19-cv-01418-HSG Document 24 Filed 02/05/20 Page 45 of 51
 

 31

Construction Tolerance Discussion 

In our previous comments, we have also cited various locations we believe are 

within “constructional or dimensional tolerance”. The basis for our opinion is 

laid out below: 

The CBC and ADA both allow for construction and manufacturing tolerances: 

CBC 1101B.5 Construction and manufacturing tolerances. All dimensions 

are subject to conventional industry tolerances except where the requirement 

is stated as a range with specific minimum and maximum end points. 

ADA 104.1.1 Construction and Manufacturing Tolerances. All dimensions 

are subject to conventional industry tolerances except where the requirement 

is stated as a range with specific minimum and maximum end points. 

The 24” digital level is the industry standard used by professionals and 

recognized by the US Department Of Justice (DOJ) as such. Although the 

digital level is a fairly precise instrument, they are not perfect. 

The devices come from the manufacturer with at stated margin of error, as 

they guarantee accuracy within 0.2 degrees or 0.4 percent. As we measure as 

a percentage of slope, when 0.2 degrees is translated into percentage, you get 

0.35% or 0.4%. This means any field reading of the digital level itself could be 

off by 0.4% in either direction. In the context of ramps, this means a reading 

of 8.3% may indicate an actual slope anywhere between 7.9% and 8.7%. 

The CBC and ADA allow for conventional industry tolerances in construction 

and manufacturing in determining compliance with the Standards. While the 

Standards plainly state that all dimensions are subject to industry tolerances, 

the tolerance dimensions themselves will vary greatly depending on, among 

other things, the architectural feature being constructed and the building 

materials being used. For example, woodwork fabricated in a mill shop with 

precise equipment can be closer to perfection than a concrete ramp. Thus, the 

accepted tolerances for the woodworking industry will necessarily be 

relatively minor as compared to the accepted tolerances for the concrete 

industry. 

One of the concrete industry’s most widely recognized sources on tolerances 

is the American Concrete Institute’s report entitled “117-10 Specification for 

Tolerances for Concrete Construction and Materials and Commentary” (“ACI 

117”). The tolerance established by ACI 117 is not phrased in terms of a 

percentage deviation. Rather, ACI 117 states that a slope is within 

conventional industry tolerances if, using a 10-foot straight edge, no gap 

between the straight edge and the surface exceeds 0.25”. 

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However, ACI 117 does not limit the number of such gaps. This is probably 

so because the natural properties of materials such as concrete and asphalt 

make it very difficult to construct a surface free of minor imperfections or 

gaps. Thus, in the context of a slope being measured with a 24” level, it 

would be reasonable to expect that at any single point, the actual 

measurement taken could easily be off by 0.25” per foot, or 2.1%. Once we 

factor in the 0.4% margin of error for instrument accuracy, that means a ramp 

slope measurement could be as high as 10.8% (8.7% + 2.1%), and still be 

compliant with the ACI 117 allowable tolerance. 

In addition to the information above, the US Access Board issued a research 

report (Initiative of Dimensional Tolerances in Construction, Dimensional 

Tolerances for Surface Accessibility) in January 2011 to deal with this very 

issue. 

In Section 1.2 (Suggested Tolerances) of the report, pedestrian ramps are 

specifically dealt with. Section 1.2.5 states: “When overall running slope and 

cross slope for accessible ramps are measured according to Section 1.1.11 a 

recommended tolerance for these slopes is +0.5%.” It further states when a design 

slope of 1:12 (8.33%) is indicated, a tolerance of +0.5% is reasonable. 

Section 1.2.6 deals with local variations (small bumps or humps in the 

concrete) that can cause a single rise in slope along a small area of the ramp. 

It states at least 80% of the measurements should not exceed an 8.3% slope 

and the remaining measurements (20%) should not exceed a 10% slope. 

The Courts have also agreed that a slope deviation of 1.0% is within industry 

tolerance. In Lonberg v. City of Riverside, a case in which I was the testifying 

expert for the defendant, the Court found that a 1.0% slope deviation falls 

within conventional industry tolerances. (“As it relates to concrete finish 

work for curb ramp and sidewalk construction the Court finds that the 

industry tolerance is 1%. Thus, for example, even though the . . . design 

standard requires that a curb ramp running slope not exceed 8.33%, and that 

the City should use the least possible slope when constructing any curb ramp, 

the dimensional tolerance would permit the construction of a curb ramp to be 

as steep as 9.33% under appropriate conditions.”). 

The US Access Board (developers of ADA Standards) funded a study on 

tolerances that was presented to the USAB, which was prepared by David 

Kent Ballast and dated January 2011. The following are excerpts: 

 

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Schedule 

As required by the CASp regulations and SB 1186, a schedule to correct these 

items is necessary. Please comply with these recommendations within 180 

days. 

CASp Status 

We are certified by the State of California as a Certified Access Specialist (CASp 

#021). As such, this report can be considered an Inspected by a CASp 

document. 

“Inspected by a CASp” means the site was inspected by a CASp and is 

pending a determination by the CASp that the site meets applicable 

construction-related accessibility standards pursuant to paragraph (2) of 

subdivision (a) of Section 55.53. This gives you certain rights, if a suit/claim is 

made against this property. 

CASp Notice 

NOTICE TO PRIVATE PROPERTY OWNER/TENANT: YOU ARE ADVISED TO 

KEEP IN YOUR RECORDS ANY WRITTEN INSPECTION REPORT AND ANY 

OTHER DOCUMENTATION CONCERNING YOUR PROPERTY SITE THAT IS 

GIVEN TO YOU BY A CERTIFIED ACCESS SPECIALIST. IF YOU BECOME A 

DEFENDANT IN A LAWSUIT THAT INCLUDES A CLAIM CONCERNING A 

SITE INSPECTED BY A CERTIFIED ACCESS SPECIALIST, YOU MAY BE 

ENTITLED TO A STAY (TEMPORARY STOPPAGE) OF THE CLAIM AND AN 

EARLY EVALUATION CONFERENCE.

IN ORDER TO REQUEST THE STAY AND EARLY EVALUATION CONFERENCE, 

YOU WILL NEED TO VERIFY THAT A CERTIFIED ACCESS SPECIALIST 

HAS INSPECTED THE SITE THAT IS THE SUBJECT OF THE CLAIM. YOU WILL 

ALSO BE REQUIRED TO PROVIDE THE COURT AND THE PLAINTIFF WITH A 

COPY OF A WRITTEN INSPECTION REPORT BY THE CERTIFIED ACCESS 

SPECIALIST, AS SET FORTH IN CIVIL CODE SECTION 55.54. 

THE APPLICATION FORM AND INFORMATION ON HOW TO REQUEST A STAY 

AND EARLY EVALUATION CONFERENCE MAY BE OBTAINED AT 

http://www.courtinfo.ca.gov/selfhelp/.

YOU ARE ENTITLED TO REQUEST, FROM A CERTIFIED ACCESS SPECIALIST 

WHO HAS CONDUCTED AN INSPECTION OF YOUR PROPERTY, A WRITTEN 

INSPECTION REPORT AND OTHER DOCUMENTATION AS SET FORTH IN CIVIL 

CODE SECTION 55.53. YOU ARE ALSO ENTITLED TO REQUEST THE 

ISSUANCE OF A DISABILITY ACCESS CERTIFICATE, WHICH YOU MAY POST 

ON YOUR PROPERTY IF IT IS FOUND TO MEET APPLICABLE CONSTRUCTIONRELATED ACCESSIBILITY STANDARDS. 

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Report Limitations 

This report is limited to the areas addressed and was created to provide our 

best opinion on the required state and federal access requirements for this 

property. It does not identify every possible de mini mus violation, but 

focuses on the access barriers we observed and to alert you as to the general 

requirements of the CBC and ADAAG. 

This report does not (and can not) indemnify you from every possible 

interpretation of these codes or any future access lawsuit brought by a party 

that disagrees with these opinions or is just wrong in their allegations. 

This report is not intended to be an exhaustive or perfect analysis, nor can it 

be thoroughly conclusive. Accessibility compliance is far from empirical and 

interpreting the intent and meanings of the regulations can be ambiguous. 

The meaning of terms such as “readily achievable”, “undue burden”, 

“structurally impractable” and “reasonable accommodation” can be a 

challenging exercise and results in a spectrum of interpretations by the courts, 

other experts, juries, plaintiff’s and defendants, as well as building officials. 

This document does not provide an interpretation of legal rights or 

responsibilities. This report does not warrant, guarantee, or represent 

compliance with all accessibility standards or any legal standing that arises 

with or occurs subsequent to these services and work product. 

However, we are confident that this report does provide the information, that 

when implemented, will bring you into substantial compliance with the 

applicable codes and requirements and provide significant protection against 

future access problems. 

Yours truly, 

Kim R. Blackseth, ICC, CASp 

State of California Certified Access Specialist (CASp #021) 

State of California Building Standards Commissioner (2006-2007) 

California Board for Professional Engineer and Land Surveyors (2007) 

International Conference of Building Officials # 1085694-12 

ICC Certified Accessibility Inspector/Plans Examiner #20112 

Member of the Western Region Master Builders Association 

California General Building Contractor # 363311, since 1978 

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