What an ADA Parking Audit Looks Like in Seaside
If you own or manage a commercial lot in Seaside — a Broadway shop, a hotel or convention property, a beach-access lot, or a restaurant near the Promenade — an ADA parking compliance audit is the smart first step before any striping or paving work. The audit measures your lot against the 2010 ADA Standards and Oregon's accessibility rules so you fix real gaps instead of guessing, which matters even more on the coast where salt and weather hide developing problems.
This article walks through what a Seaside audit involves. For the statewide framework, link up to our ADA parking compliance in Oregon pillar; for the generic step-by-step, see our ADA compliance audit process guide.
Why Seaside Properties Get Audited
Audits here are usually triggered by a planned repave or restripe, a customer or tenant complaint, a property sale or refinance, or an attorney demand letter. Seaside's resort and convention traffic means high-visibility, high-volume lots where accessible parking gets noticed by a constant stream of out-of-town visitors. A proactive audit gets ahead of complaints.
Federal ADA penalties can reach $75,000 for a first violation and $150,000 for subsequent ones, and private settlements commonly run into the thousands plus attorney fees. An audit and a striping correction is the inexpensive path.
What the Auditor Checks On Site
Accessible Space Count
The auditor counts total spaces and compares the accessible count to the required ratio — one accessible space per 25 total spaces (or fraction), scaling up on larger lots. Undercounting is common on older coastal lots striped before current ratios.
Van-Accessible Spaces
At least one in six accessible spaces (rounded up) must be van-accessible. Many lots have the right accessible total but no proper van stall or a too-narrow van aisle.
Stall and Aisle Dimensions
Standard accessible stalls must be at least 8 feet wide with a 5-foot access aisle; van stalls use 8 feet plus an 8-foot aisle (or 11 plus 5). The auditor tapes the widths and confirms aisles carry diagonal hatching and are not parked over or buried in blown sand.
Slope and Drainage
Accessible stalls and aisles must not exceed 2 percent in any direction. Seaside's flat, low-lying terrain near the beach and the Necanicum River means settlement and poor drainage push stalls out of tolerance, and the rainy season makes ponding water in accessible stalls a frequent finding. A digital level confirms it, and a failure usually means regrading rather than restriping.
Signage
Each accessible stall needs a sign with the wheelchair symbol at least 60 inches above grade, a "Van Accessible" plate on van stalls, and Oregon's fine-notice plate. On the coast, the auditor also checks for salt-corroded posts and fasteners that have failed early.
Surface Condition
Cracks wider than half an inch, potholes, abrupt level changes over a quarter inch, and ponding water in accessible stalls, aisles, or the route to the entrance are findings. Salt exposure and wet winters degrade coastal asphalt and markings faster than inland. The full list is in our common ADA parking violations checklist.
The Audit Report
A useful audit leaves you with a written report listing each finding, the standard it relates to, a severity rating, and a recommended fix — repaint, restripe to a corrected layout, regrade a sloped stall, replace corroded signs, or repair a surface defect. Good reports separate quick striping fixes from larger grading or paving so you can budget in stages.
Audit to Fix in Seaside
The usual flow is: audit, then a striping correction for counts, widths, symbols, and aisles, with signage folded in. Slope, drainage, and surface failures are scheduled separately because they need grading or asphalt repair. Restriping is the right moment to apply the layout corrections so you pay for measurement and mobilization once — see our parking lot striping in Seaside guide for local pricing context.
Cost of an Audit
A professional ADA parking assessment has historically been baselined around $500–$2,000 depending on lot size and scope, though actual pricing varies by property. Against the cost of a violation or lawsuit, it is inexpensive insurance — and it ensures any striping or paving money you spend actually closes the gaps that matter on a weather-exposed coastal lot.