BEFORE WE COMMIT to a small elevator (or not), let’s consider one other way for a wheelchair user to get to the basement level: via the east stairwell that runs between the sanctuary building and the play yard.
Few members even know of this stairwell’s existence, because Mishkon has long treated it as an emergency-only exit. It is located outdoors yet is covered by a shed roof and shielded from the play yard by opaque wooden fencing.
For wheelchair access, when compared to the more familiar west (Main Street) stairwell, this east stairwell has two advantages:
- it offers a straight and uninterrupted route between ground level and the basement level; and
- its ground-level entry point would be close to the Hampton Drive street-level gate, and next to the planned ADA-accessible ramp into the sanctuary—meaning that someone who arrives in a wheelchair would already be in the vicinity.
Could an inclined platform lift run along a track mounted in this stairwell?
Below the jump, this post explores the feasibility of that option for improved accessibility. It concludes with a ballpark cost estimate.…
SOURCES: The following points are drawn from my preliminary discussions with the following professionals: the architect David Kaplan, his associate Brian Vasquez, the architect Ira Tenenbaum, the senior sales rep Randy Weiler from the leading lift vendor McKinley Elevator, and the City building department’s disability access supervisor Carolynn Juacalla. (Thanks are due especially to Kaplan Chen Kaplan Architects for taking measurements and providing initial drawings.)
Inclined platform lift (IPL)
According to the installer of the inclined platform lift (IPL) that used to reside in our Main Street stairwell, the most sturdy and reliable IPLs are made by Garaventa Lift. (That’s not the same manufacturer as before!) Of their models, the one that is suited for our stairwell is called Artira. It is available in a stainless-steel finish, which although presumably more expensive would be best for durability given our outdoor placement near the ocean.
Challenges along the path of travel
As noted, the stairwell is straight and fairly wide. However, fitting an IPL into it would still face significant transition challenges both at the upper landing and the lower landing. That is, the available space is cramped for getting on and off at both ends. Also we would need to show that the lift does not unduly compromise the general emergency egress capacity of the stairwell. Each of these concerns is detailed further below, in terms of the default code requirements.
Although there are certain grounds for making exceptions to the code in cases of hardship and for historic buildings (as was apparently done for the IPL in our own Main Street stairwell!), there is no advance guarantee; the City would determine such an exemption only on a case-by-case basis during the Plan Check process, and even then it would be somewhat subject to the on-site building inspector’s judgment.
Lower landing
Theoretically, a wheelchair user would have enough room to maneuver off the lift’s long side and then proceed through the doorway. However, the state building code by default requires a 5'x5' maneuvering zone next to the lift—which is clearly lacking in the present stairwell.
Although we could ask for an exemption, we would anyway need to be prepared to move the doorway a few feet inside the present corridor, in order to create a maneuvering area for a wheelchair outside of the doorway.
Upper landingIt is far from clear how we would best provide wheelchair accessibility at the upper landing. The lift’s motor would need to be mounted there, past the landing. (This need argues for a post-mounted rather than a wall-mounted lift; otherwise we must create a new concrete wall along the landing.) That requirement seemingly means closing off the present gate entrance to the stairwell.
Instead of that gate, we would provide either a new doorway farther south (in front of the electric meters) or a straight connecting pathway between the stairwell and the landing in front of the southeast exit corridor on the main level (or both). The advantage of the latter is its unimpeded access from play yard to stairwell; the disadvantage is that emergency egress from two directions would converge on that corner landing, which might not be allowed.
In any case, in order to provide a new entry for the stairwell, we would need to decapitate, fill in, and cover over a concrete vertical shaft that sits in that area. The shaft is described in this post.
The requirements of the state building code vary according to the type of use for which the structure in question is designed. As I read the code, it appears that our Social Hall would be classified as a banquet hall, which is occupancy group A-2. Emergency egress requirements for A-2 seem to fall under the more general code requirements unless otherwise specified.
When an IPL is installed in a stairwell, one big question is whether the required minimum width of a “clear passage” applies to the platform in its lowered position versus its folded position. (Our stairwell would apparently meet the requirement only if the folded position is counted.) Unfortunately, I do not find that particular issue addressed except for groups R-2 and R-3 (residential occupancy). Our LADBS contact did not know the answer, either, although she offered to research it for us.
Most of the relevant sections of the code are excerpted below.
Section 1009 Accessible Means of Egress
1009.3 Stairways
3.2 Width
Stairways have a clear width of 48 inches minimum between handrails. Exception: in buildings equipped throughout with an automatic sprinkler system.
1009.5 Platform lifts
…shall be permitted to serve as part of an accessible means of egress where allowed as part of a required accessible route in…Chapter 11B, sections 11B–206.7.1 through 11B–206.7.10, as applicable.
Section 1011 Stairways
The required capacity of stairways shall be determined as specified in section 1005.1, but the minimum width shall be not less than 44 inches. The minimum width for stairways that serve as part of the accessible means of egress shall comply with section 1009.3.
Exception #3. Where an inclined platform lift or stairway chairlift is installed on stairways serving occupancies in group R-3, or within dwelling units in occupancies in group R-2, a clear passage width not less than 20 inches shall be provided. Where the seat and platform can be folded when not in use, the distance shall be measured from the folded position.
11B-206.7 Platform lifts. …shall comply with Section 11B-410.… [and] shall be permitted as a component of an accessible route in an existing building or facility.
11B-206.7.5 Existing site constraints. Platform lifts shall be permitted where existing exterior site constraints make use of a ramp or elevator infeasible.
11B-410 — Platform Lifts
11B-410.1 General. Platform lifts shall comply with a ASME A18.1. Platform lifts shall not be attendant-operated and shall provide unassisted entry and exit from the lift.
11B-410.2 Floor surfaces. Floor surfaces in platform lifts shall comply with sections 11B-302 and 11B-303.
11B-410.3 Clear floor space. Clear floor space in platform lifts shall comply with section 11B-305.
11B-410.4 Platform to runway clearance. The clearance between the platform sill and the edge of any runway landing shall be 1-1/4 inches maximum.
11B-410.5 Operable parts. Controls for platform lifts shall comply with section 11B-309.
11B-410.6 Doors and gates. Platform lift shall have low energy power operated doors or gates complying with section 11B-404.3. Doors shall remain open for 20 seconds minimum. End doors and gates shall provide a clear width 32 inches minimum. Side doors and gates shall provide a clear width 42 inches minimum.
11B-410.7 Landing size. The minimum size of landings at platform lifts shall be 60" x 60".
11B-410.8 Restriction sign. A sign complying with section 11B-703.5 shall be posted in a conspicuous place at each landing and within the platform enclosure stating "no freight" and include the international symbol of accessibility complying with section 11B-703.7.2.1.
Ballpark cost estimate
The following factors need to be accounted for. The cost figures are very rough.
- Architect and City approval = $20K
- Garaventa Artira lift, installed = $150K
- Move doorway at lower landing = $15K
- Reconfigure top landing = $15K
TOTAL: $200K
For comparison with an elevator, see HERE.
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