Office Building ADA Compliance in El Segundo
1,478 office buildings across 7 commercial corridors. With 39.2% of buildings constructed before 1990 and an average build year of 1995, El Segundo office buildings face significant ADA compliance challenges.
El Segundo has 1,478 office buildings, 39.2% built before 1990 (avg. year 1995), concentrated along Sepulveda Boulevard / Pacific Coast Highway Office Tower District. Office Building ADA litigation risk is moderate in El Segundo, with settlements reaching $5M — non-compliant accessible parking spaces is the leading trigger. El Segundo's 7.8% disability rate and 12.4% senior population create above-average demand for accessible office buildings. City of El Segundo Community Development Department (Building & Safety Division) oversees ADA compliance for El Segundo's office buildings, with 4 local programs supporting accessibility upgrades.
Office Building Building Stock in El Segundo
El Segundo's Sepulveda Boulevard / Pacific Coast Highway Office Tower District corridor has 39.2% pre-1990 office buildings with an average build year of 1995, making non-compliant accessible parking spaces especially common.
An analysis of office building properties in El Segundo, including building age, square footage, and key commercial corridors.
1,478
Office Building Properties
74.68M
Total Sq Ft
39.2%
Built Before 1990
1995
Avg Year Built
Typical Era: 1970s-1990s
Key Corridors
Sepulveda Boulevard / Pacific Coast Highway Office Tower District
Primary high-rise office corridor running along N. Sepulveda Blvd and Pacific Coast Highway between Imperial Highway and Rosecrans Avenue, approximately 1.5 miles. Contains El Segundo's tallest buildings including the three 20-story PCT towers (1.6M SF), 222 N. PCH (572,398 SF), and 360 N. PCH (108,823 SF). Plaza El Segundo (381,000 SF retail) and The Point (115,000 SF retail) are at the southern end near Rosecrans/Sepulveda.
Rosecrans Avenue / Continental Park Corridor
Major east-west office corridor stretching approximately 1 mile along Rosecrans Avenue from Sepulveda Boulevard to Douglas Street. Continental Park is a 100-acre master-planned business center and one of the largest office parks in metropolitan Los Angeles. Buildings range from 4- to 6-story Class A and B offices built between 1975 and 1991. Includes restaurants such as Paul Martin's, Eddie V's, and Shake Shack.
East Grand Avenue Office/R&D Corridor
Running east-west from Main Street to Pacific Coast Highway, approximately 1 mile. A transitional corridor connecting downtown El Segundo to the PCH office tower district. The western end has smaller-scale retail and office within the Downtown Specific Plan. Moving east, it transitions to larger institutional and office uses including Campus 2100 (102,425 SF, 1980) and the 1960 Grand office complex (262,349 SF, 12-story Class A). The Catalyst project (243,000 SF) is planned at Grand Ave and Kansas Street.
Smoky Hollow District (Oregon St / Kansas St / Maryland St)
A 120-acre former industrial district bounded by Sepulveda Boulevard (west), El Segundo Boulevard (south), Main Street (east), and Holly Avenue (north). Named for smoke from the adjacent Standard Oil refinery. Contains mid-century industrial buildings from the 1940s-1970s actively being converted to creative office, R&D, and flex space. Major projects include Standard Works Campus (200,000 SF), the Catalyst project (243,000 SF), and numerous smaller conversions. Tenants include Beyond Meat, ABL Space Systems, and Saviynt.
East Imperial Highway Corridor
Major east-west arterial running along the northern edge of El Segundo from Sepulveda Boulevard to Douglas Street, approximately 1.2 miles. Contains large-footprint office buildings associated with aerospace and defense, including Kilroy Airport Center (720,326 SF total) and the LA Times headquarters (157,225 SF). Boeing Satellite Development Center (500,000 SF, originally built 1946) is nearby. Highly visible from the I-105 freeway.
Douglas Street / Campus El Segundo
North-south corridor running from Imperial Highway south to Rosecrans Avenue, approximately 1.3 miles, anchored by the Campus El Segundo mixed-use development (46.5 acres) and the 888 N. Douglas St campus (30 acres, 550,000 SF). Represents El Segundo's newest commercial district with many buildings constructed or converted since 2015. Key projects include Elevon (210,000 SF creative office), Alta Oficina (150,000 SF), and 709 N. Douglas St (223,500 SF). Metro C Line Aviation/LAX station provides transit access at the northern end.
Showing corridors most relevant to Office Buildings. 7 total corridors in El Segundo.
Notable Buildings
PCT (Pacific Corporate Towers) — Building 222
222 N. Sepulveda Blvd
Built 1983
572,398 sq ft
360 N. Pacific Coast Highway
360 N. Pacific Coast Hwy
Built 1980
108,823 sq ft
Plaza El Segundo
700 S. Sepulveda Blvd
Built 2007
381,000 sq ft
The Point
850 S. Pacific Coast Hwy
Built 2015
115,000 sq ft
The Plaza at Continental Park
2101-2141 Rosecrans Ave
Built 1985
509,000 sq ft
The Terrace at Continental Park
2361-2381 Rosecrans Ave
Built 1991
187,000 sq ft
143 Richmond St (Downtown Office/Retail)
143 Richmond St
Built 1930
3,200 sq ft
Old Town Music Hall
140 Richmond St
Built 1921
4,200 sq ft
El Segundo Medical Center
455 Main Street
Built 1960
4,000 sq ft
1960 E. Grand Ave (Class A Office Tower)
1960 E. Grand Ave
Built 1980
262,349 sq ft
Campus 2100
2100 Grand Ave
Built 1980
102,425 sq ft
Standard Works Campus (R&D Building)
136-142 Oregon St
Built 1955
60,000 sq ft
201-209 Richmond St (New Mixed-Use)
201-209 Richmond St
Built 2025
18,000 sq ft
Kilroy Airport Center — 2250 E. Imperial Highway
2250 E. Imperial Hwy
Built 1983
298,728 sq ft
Los Angeles Times Headquarters
2300 E. Imperial Hwy
Built 1963
157,225 sq ft
888 N. Douglas St (Hackman Capital / Former Northrop Grumman)
888 N. Douglas St
Built 1930
550,000 sq ft
Elevon at Campus El Segundo
2201-2217 E. Maple Ave
Built 2015
210,000 sq ft
ADA Litigation Risk for Office Building in El Segundo
With a moderate litigation risk and settlements reaching $5M, office buildings in El Segundo face significant ADA exposure — Office buildings classified purely as "commercial facilities" under ADA Title III face substantially lower litigation ri….
Litigation Risk Level
moderate
Office buildings classified purely as "commercial facilities" under ADA Title III face substantially lower litigation risk than retail, restaurant, or hospitality properties. The ADA explicitly defines commercial facilities as "privately owned, nonresidential facilities such as factories, warehouses, or office buildings". Unlike public accommodations, commercial facilities are **not** subject to the ongoing "readily achievable barrier removal" obligation. Their compliance duties arise primarily in connection with new construction or alterations. That said, the accessible path from parking through the lobby, elevators, restrooms, and common areas on every occupied floor must comply with ADA Standards and CBC 11B whenever new construction occurs or alterations are made. Multi-tenant buildings introduce layered liability: under *Botosan v. Paul McNally Realty* (9th Cir. 2000), both the landlord and tenant carry concurrent ADA obligations, and lease provisions allocating responsibility to tenants do not absolve the landlord. Conversely, under *Kohler v. Bed Bath & Beyond* (9th Cir. 2015), tenants are generally not liable for ADA violations in areas controlled exclusively by the landlord, such as shared parking lots.
Typical Settlement Range
$1,000 – $5,150,000
Most Targeted Property Types
Plaintiff Firms Targeting Office Buildings
| Firm | Focus | Volume |
|---|---|---|
| Employee vs. Visitor Plaintiff Patterns | ||
| Landlord-Targeted vs. Tenant-Targeted Lawsuits |
The distinction between employee and visitor claims is critical for office buildings: - Title I (Employment): Employees and applicants at workplaces with 15 or more employees are protected under ADA Title I, which requires reasonable accommodations in the workplace.
Serial plaintiffs—who account for a disproportionate share of California's ADA filings—overwhelmingly target public-facing businesses such as restaurants, gas stations, and retail stores.
ADA Violations & Risk Profile for Office Buildings
Non-Compliant Accessible Parking Spaces
Parking garage or surface lot spaces have excessive slopes/cross-slopes, improper dimensions, or faded striping. This is the #1 violation statewide with 1,755 instances (15.96% of all violations).
The accessible route from parking to the building entrance is the single most-litigated area in California ADA cases, with parking-related violations occupying three of the top ten positions statewide. For office building parking garages, the route must include: Properly dimensioned and signed accessible spaces (including van-accessible) Compliant slopes and cross-slopes Detectable warning surfaces at vehicular-way crossings An accessible path with proper width (36 inches minimum, 48 inches preferred), lighting, and curb ramps connecting to the lobby entrance
Inaccessible Exterior Path of Travel
Routes from parking lot or public right-of-way to the building entrance have non-compliant surfaces, excessive slopes, or lack detectable warnings. Recorded 1,197 instances (10.89%).
Missing or Non-Compliant Parking Signage
Accessible parking spaces lack proper International Symbol of Accessibility signs, van-accessible designations, or tow-away signage at entrances. Recorded 1,074 instances (9.77%).
Non-Compliant Counter/Surface Heights
Reception desks, lobby counters, and sign-in areas exceed maximum height requirements (34 inches max for accessible portions). Recorded 1,035 instances (9.41%).
Non-Compliant Exterior Ramps and Stairs
Building entrance ramps exceed 1:12 slope ratio, lack compliant landings, or are missing handrails and edge protection. Recorded 894 instances (8.13%).
Interior Path-of-Travel Obstructions
Objects project into accessible corridors (wall-mounted displays, fire extinguisher cabinets, planters) reducing clearance below the 80-inch head height or beyond the 4-inch protrusion limit. Recorded 644 instances (5.86%).
Non-Compliant Van-Accessible Spaces and Loading Zones
Office building parking facilities lack van-accessible spaces with 96-inch-wide access aisles, or loading zones are missing or noncompliant. Recorded 498 instances (4.53%).
Non-Compliant Restroom Entry Doors
Restroom doors have non-compliant thresholds, inaccessible hardware (round knobs instead of lever handles), or insufficient maneuvering clearance. Recorded 394 instances (3.58%) and rising—this violation moved from 11th place in 2023 to 9th in 2024.
3,252 cases (37.5% of national total)
Federal ADA Title III filings in California (2025)
8,667 cases
National ADA Title III federal filings (2025)
Seven of the top 11 ZIP codes for CCDA complaints are in LA County (2024)
LA County concentration
3,091 state-court complaints with 10,994 alleged violations
CCDA construction-related accessibility complaints (2024)
2,598 federal ADA filings (79.9% of California's federal total)
Top law firm federal filings — So Cal Equal Access Group (2024)
$4,000–$75,000 (typical: $16,000)
Typical single-visit settlement range (South Bay)
A CASp inspection completed before any lawsuit confers Qualified Defendant status under Cal. Civ. Code §55.51, providing three critical protections: a mandatory 90-day stay of court proceedings (halting attorney fee accumulation), a mandatory early evaluation conference facilitating rapid settlement, and a 75% reduction in statutory damages from $4,000 to $1,000 per offense for violations corrected within 60 days. In Garcia v. Zarco Hotels (2023-2025), a property with documented CASp compliance defeated serial plaintiff claims and recovered $142,584 in defense attorney fees. Despite these powerful protections, the CCDA reported that 99% of defendants in 2024 did not utilize them — making proactive CASp inspection one of the most cost-effective risk mitigation strategies available to El Segundo property owners.
Who Needs Accessible Office Buildings in El Segundo
El Segundo's 7.8% disability rate and 12.4% senior population create high demand for accessible office buildings.
7.8%
Residents with Disabilities
12.4%
Residents 65+
472
Veterans
Accessible workplaces are required to accommodate employees and visitors with disabilities.
Building Department & Permit Requirements
City of El Segundo Community Development Department (Building & Safety Division) in El Segundo oversees ADA compliance for 1,478 office buildings — 2022 California Building Standards Code (adopted November 15, 2022 via Ordinance No. 1641) — no local amendments to CBC Chapter 11B accessibility provisions.
City of El Segundo Community Development Department (Building & Safety Division)
Independent municipal jurisdiction — fully incorporated city with its own building department, planning department, and municipal code. NOT under LADBS jurisdiction. El Segundo adopted the 2022 California Building Code with local amendments on November 15, 2022, via Ordinance No. 1641. No El Segundo-specific amendments to CBC Chapter 11B accessibility provisions have been identified; the city follows state CBC 11B requirements as-is.
| Current building code | 2022 California Building Standards Code (adopted November 15, 2022 via Ordinance No. 1641) — no local amendments to CBC Chapter 11B accessibility provisions |
| Path-of-travel trigger | Alterations above the CBC valuation threshold trigger full path-of-travel upgrade; below threshold, 20% of adjusted construction cost allocated to barrier removal per CBC 11B-202.4 |
Local Programs & Resources
4 local programs
CDBG-Funded ADA Curb Ramp Installation Program
The City of El Segundo uses Community Development Block Grant (CDBG) funds from HUD to install and replace ADA-compliant curb ramps throughout the city. In January 2025, the City Council adopted a resolution for the latest round of CDBG ADA curb ramp installations. Scope includes removal and replacement of non-standard curb ramps, installation of yellow truncated domes, asphalt slot paving, and damaged striping replacement. A rebid in October 2025 expanded scope to include new sidewalk and curb construction for ADA-compliant slopes.
City of El Segundo ADA Complaint Process
Any person who believes there is a physical accessibility barrier or disability-based discrimination may file a complaint within 180 days. Complaints are submitted to the City Clerk's office at 350 Main Street, El Segundo, CA 90245, or by email. The city also offers reasonable modification of Dial-A-Ride transportation services for persons with disabilities.
License #991
State-Certified Accessibility Specialist
Built Ronald Reagan UCLA Medical Center
MS Structural Engineering · Tutor Perini
Qualified Defendant Status
Reduces statutory damages 75% with 90-day litigation stay
What a CASp Inspector Evaluates: Office Building
Key CBC 11B and ADA Standards requirements checked during a CASp inspection
ADA Compliance Costs: Office Building in El Segundo
Understanding remediation investment and litigation risk
Remediation Investment
Cost of Inaction
4–6 hours on-site
Based on El Segundo data
Factors That Affect Your Remediation Cost
- •Building height and elevator count
- •Parking structure configuration
- •Common area restroom count
- •Lobby and reception area age
- •Multi-tenant lease structure
Estimates based on industry data and typical remediation projects in California. Actual costs vary based on property condition, scope of barriers identified, and local contractor rates. A CASp inspection report will identify specific barriers and prioritize remediation.
El Segundo Office Building Compliance Landscape
Local enforcement data combined with office building ADA requirements
El Segundo office building properties face a moderate litigation risk environment. Typical settlements for office building violations in this market range from $1K to $5M. Of the 1,478 office building properties in El Segundo, 39.2% were built before 1990 and are subject to heightened compliance scrutiny. Office buildings classified purely as "commercial facilities" under ADA Title III face substantially lower litigation risk than retail, restaurant, or hospitality properties. The ADA explicitly defines commercial facilities as "privately owned, nonresidential facilities such as factories, warehouses, or office buildings". Unlike public accommodations, commercial facilities are **not** subject to the ongoing "readily achievable barrier removal" obligation. Their compliance duties arise primarily in connection with new construction or alterations. That said, the accessible path from parking through the lobby, elevators, restrooms, and common areas on every occupied floor must comply with ADA Standards and CBC 11B whenever new construction occurs or alterations are made. Multi-tenant buildings introduce layered liability: under *Botosan v. Paul McNally Realty* (9th Cir. 2000), both the landlord and tenant carry concurrent ADA obligations, and lease provisions allocating responsibility to tenants do not absolve the landlord. Conversely, under *Kohler v. Bed Bath & Beyond* (9th Cir. 2015), tenants are generally not liable for ADA violations in areas controlled exclusively by the landlord, such as shared parking lots.
Jose Rubio
Certified Access Specialist
CASp #991Jose Rubio brings over 15 years of structural engineering and construction experience to every CASp inspection. He built Ronald Reagan UCLA Medical Center with Tutor Perini and holds an MS in Structural Engineering.
View full credentials →Frequently Asked Questions
Protect Your El Segundo Office Building
Schedule a CASp inspection and activate Qualified Defendant status under California Civil Code §55.56.