portrait, Mike Newman


Sean Newberry of Ankrom Moisan Architects in Portland gives you a deep dive on how the Worldmark by Wyndham Angels Camp is being updated to meet ADA code. She’ll talk accessibility requirements, environmental constraints, documentation, and detailing. Even get an explanation of the code requirements throughout the whole site as well as individual units.

Practical Applications

I work at our Portland office, but we also have an office in Seattle and San Francisco. We specialize in what we like to joke are buildings with beds. We do a lot of hospitality, we do healthcare, we do senior housing as well as student housing.

So after taking a look at the different site constraints that we had, the trees, the trench drain all of the different little things that we had to work around. And not just remove, we ended up having to remove a parking space by creating a dry swale here. Because the trench drain needed to be maintained in order to maintain drainage on the site.

So, this client happens to have a very good habit of doing periodic, pretty frequent accessibility upgrades, as well as finish upgrades to keep their spaces looking good and being somewhere people wanna come, and they wanna stay out of litigation. So, they save money by just doing it all together at the same time, and we're a pretty instrumental part of that. So, here you can see, this is the clearance plan, furniture plan.

But ultimately what the problem was was we needed to be able to develop accessible parking spaces near the accessible units. There was no accessible parking here. They did have the proper amount of parking available, but it was down at the clubhouse, which was nowhere near these units.

While the site itself did have the appropriate amount of accessible parking spaces, none of them were adjacent to the units in question, which is inconvenient to say the least for anybody who needs those units and needs those parking spaces. We were tasked with looking at how to incorporate new accessible parking spaces into the parking around this unit. We were hemmed in on one side by a trench drain that ran the entire width of the parking aisle and parking spaces, as well as the fact that the existing parking spaces sloped much more dramatically than 2010 ADAS would let us have.

This bathroom was designed using the California building code. And this one was designed using typical 2010 Americans with Disabilities Act information. Here, the lavatory is required to be 18 inches from the side wall in the bathroom.

From toilet mounting heights to grab-bar mountings heights to the knee and toe clearance spaces underneath lavatories and bathrooms, showers, where the toilets are located, all sorts of different things that have to do with accessibility in bathrooms and kitchens, general site requirements. Each one of these sheets is also going to be geared toward a different jurisdiction. We have specific ones for California.

You can see on the title block, that we have clouded the entire page number, which indicates the entire page has changed as well as there's a small revision notation with a number, this case being one, and it stays the only one because we never had to revise it again, as indicated in the title block, which lets the Plans Examiner know, let's the contractor know and lets the client know that this is not technically the original drawing set, that there was some change at some point. But this is the final documentation.

The resort can then look back at the contractors stuff, look back at our stuff, and determine that we were supposed to tell the contractor exactly how to build this, so it's our fault that it's not built correctly and then therefore, the monetary claim or penalty would be placed on us, it's our fault. But if we've detailed it exactly how we need to detail it, following the 2010 ADA requirements, and the contractor builds it incorrectly, and the same process ensues, then the client knows that we weren't the ones at fault, the contractor was. It's bad to play the blame game, but unfortunately it happens, and if you cover yourself it's gonna be a lot simpler in the long run.

Any time your project has any kind of change after you've already submitted for permit, or even sometimes before you've gone all the way through the permitting process, you're going to make the changes, and then denote them on your drawings with two simple means. First, you're going to use a revision cloud. In this case, the sheet number is completely clouded because the entire sheet changed and not just one small aspect of the sheet changed.

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