Office Building ADA Compliance in Glendale
2,374 office buildings across 9 commercial corridors. With 85.4% of buildings constructed before 1990 and an average build year of 1967, Glendale office buildings face significant ADA compliance challenges.
Glendale has 2,374 office buildings, 85.4% built before 1990 (avg. year 1967), concentrated along North Brand Boulevard (Downtown). Office Building ADA litigation risk is moderate in Glendale, with settlements reaching $5M — non-compliant accessible parking spaces is the leading trigger. Glendale's 12.8% disability rate and 18.4% senior population create above-average demand for accessible office buildings. City of Glendale Development Services Division (Community Development Department) oversees ADA compliance for Glendale's office buildings, with 4 local programs supporting accessibility upgrades.
Office Building Building Stock in Glendale
Glendale's North Brand Boulevard (Downtown) corridor has 85.4% pre-1990 office buildings with an average build year of 1967, making non-compliant accessible parking spaces especially common.
An analysis of office building properties in Glendale, including building age, square footage, and key commercial corridors.
2,374
Office Building Properties
56.64M
Total Sq Ft
85.4%
Built Before 1990
1967
Avg Year Built
Typical Era: 1980s-1990s
Key Corridors
North Brand Boulevard (Downtown)
Primary commercial spine of Glendale running approximately 1.2 miles from the SR-134 freeway north to Glenoaks Boulevard. Anchored by Class A office towers at the north end and major retail centers (Americana at Brand, Glendale Galleria) at the south. Dense mix of office, retail, and restaurant uses in buildings ranging from 2 to 21 stories.
Central Avenue
Running north-south through central Glendale, parallel to Brand Boulevard. Major office towers in the north, transitioning to medical offices near Glendale Memorial Hospital at the southern end. Key office buildings total well over 1 million SF.
Colorado Street
East-west corridor extending approximately 2 miles from S Central Avenue eastward to Lincoln Avenue. Adjacent to the Americana at Brand and the Glendale Galleria. Transitions from dense urban retail and office near Brand Blvd to lower-density neighborhood commercial further east.
Glenoaks Boulevard
Major east-west arterial spanning nearly the full width of Glendale. Commercial uses concentrate in the western section near Grand Central Air Terminal and the central section near Brand Blvd. NoHo-Pasadena BRT stations along Glenoaks will bring increased foot traffic by late 2027.
Showing corridors most relevant to Office Buildings. 9 total corridors in Glendale.
Notable Buildings
Alex Theatre
216 N Brand Blvd
Built 1925
18,000 sq ft
Glendale Gateway (Brand 801)
801 N Brand Blvd
Built 1986
282,698 sq ft
550 North Brand
550 N Brand Blvd
Built 1986
302,119 sq ft
Security Trust and Savings Bank Building
100 N Brand Blvd
Built 1923
30,000 sq ft
Glendale Plaza
655 N Central Ave
Built 1999
552,676 sq ft
700 N Central Avenue
700 N Central Ave
Built 1988
200,000 sq ft
Central Medical Plaza
1510 S Central Ave
Built 1985
67,052 sq ft
Glendale Galleria
100 W Broadway
Built 1976
1,600,000 sq ft
Glendale City Hall
613 E Broadway
Built 1941
65,000 sq ft
425 E Colorado Street
425 E Colorado St
Built 1984
116,900 sq ft
500 East Colorado Street
500 E Colorado St
Built 2020
39,067 sq ft
Hilton Glendale
100 W Glenoaks Blvd
Built 1990
350,000 sq ft
Grand Central Air Terminal
1310 Air Way
Built 1928
40,000 sq ft
Industrial Building (former warehouse)
4417 San Fernando Rd
Built 1965
15,398 sq ft
Industrial Property
6617 San Fernando Rd
Built 1952
2,670 sq ft
Chevy Chase Medical Plaza
801 S Chevy Chase Dr
Built 1976
105,793 sq ft
Lee Hughes Medical Office Building
1500 E Chevy Chase Dr
Built 2008
76,197 sq ft
ADA Litigation Risk for Office Building in Glendale
With a moderate litigation risk and settlements reaching $5M, office buildings in Glendale 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
3,513 state and federal filings 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
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. Despite these powerful protections, the CCDA reported that 99% of defendants in 2024 did not utilize them. In Garcia v. Zarco Hotels (2023, LA Superior Court), a property with documented CASp compliance defeated serial plaintiff claims and recovered $142,584.90 in defense attorney fees — making proactive CASp inspection one of the most cost-effective risk mitigation strategies available to Glendale property owners.
Who Needs Accessible Office Buildings in Glendale
Glendale's 12.8% disability rate and 18.4% senior population create high demand for accessible office buildings.
12.8%
Residents with Disabilities
18.4%
Residents 65+
3,075
Veterans
Accessible workplaces are required to accommodate employees and visitors with disabilities.
Building Department & Permit Requirements
City of Glendale Development Services Division (Community Development Department) in Glendale oversees ADA compliance for 2,374 office buildings — 2022 California Building Standards Code with local amendments under Glendale Building & Safety Code 2023 (Ordinance 6028) and Reach Code 2023 (Ordinance 5999).
City of Glendale Development Services Division (Community Development Department)
Independent municipal jurisdiction — fully incorporated city with its own building department. NOT under LADBS jurisdiction. In August 2025, Glendale merged its Planning Division and Building & Safety Division into a unified Development Services Division.
| Current building code | 2022 California Building Standards Code with local amendments under Glendale Building & Safety Code 2023 (Ordinance 6028) and Reach Code 2023 (Ordinance 5999) |
| Path-of-travel trigger | Alterations valued above threshold trigger accessible path-of-travel upgrade per CBC 11B-202.4; Glendale enforces state requirements without additional local modifications |
Local Programs & Resources
4 local programs
City of Glendale ADA Self-Evaluation and Transition Plan (In Development)
The City of Glendale Department of Public Works issued RFP# PWA 2025-005 on October 1, 2025, soliciting proposals for a self-evaluation and ADA transition plan for city-owned public facilities and rights-of-way. The plan will identify architectural barriers in public facilities, describe remediation methods, and set a compliance schedule. Expected to be under active development throughout 2026.
West Glendale ADA Curb Ramp Installation and Sidewalk Repair Program
Multi-phase program funded by San Fernando Corridor tax share monies. Phase 1 completed in FY 2023-24. Phase 2 ($5.5-6M, construction starting May 2026) includes new ADA-compliant curb ramps, modification of existing ramps, and repair of damaged sidewalks. Commercial property owners adjacent to new curb ramps may face increased scrutiny as the public path of travel improves.
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 Glendale
Understanding remediation investment and litigation risk
Remediation Investment
Cost of Inaction
4–6 hours on-site
Based on Glendale 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.
Glendale Office Building Compliance Landscape
Local enforcement data combined with office building ADA requirements
Glendale 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 2,374 office building properties in Glendale, 85.4% 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 Glendale Office Building
Schedule a CASp inspection and activate Qualified Defendant status under California Civil Code §55.56.