Accessible unit dispersion

[Sifu]

I had a review for some R2's. 2 different building types, one with all 2 bedroom units, one with both 1 and 2 bedroom types. They provided the appropriate number of type A units, but ONLY in the 2-bedroom units. I commented that they need to provide dispersion among the classes of units per 1107.6.2.2.1 (2018 IBC), and provide type A units in the 1-bedroom unit buildings. The response was to turn a 2-bedroom unit into a 1-bedroom unit....by not labeling the 2nd bedroom as a bedroom.

What do you do with this? I guess my comment left them some daylight to play this game. Code doesn't define "class", but the commentary uses bedrooms as an example, so while to me they are playing games, do they meet the dispersion requirement?

Code:
1107.6.2.2.1 Type A units. In Group R-2 occupancies containing
more than 20 dwelling units or sleeping units, at least
2 percent but not less than one of the units shall be a Type A
unit. All Group R-2 units on a site shall be considered to
determine the total number of units and the required number
of Type A units. Type A units shall be dispersed among the
various classes of units.

Commentary:
The Type A units must be dispersed among the
classes of units provided. For example, if one-, two
and three-bedroom units are available with the devel
opment and two Type A units are required, it is the
designer’s choice as to which two of the options to
provide as Type A units. The designer, however, can
not choose to only provide the one-bedroom option
with both Type A units.

 

[Yankee Chronicler]

"Class" could be viewed as square footage, number of bedrooms, or rental/sale price. If all they did was to relabel a bedroom as a "Den" or "Study," I don't think I would be inclined to accept it. The type dispersion isn't supposed to be a game -- the intent (which I'm sure they know perfectly well) is to make accessible/adaptable units available to persons with disabilities who cover a spectrum of socioeconomic situations. Once they get a certificate of occupancy, they'll be marketing those as 2-bedroom units, charging 2-bedroom prices, and potentially excluding someone who needs a Type A unit but who can't afford a 2-bedroom price.

 

[Mr. Inspector]

So, if they are calling the other room a den and the other one-bedroom units don't have a den it is a class by itself and would need to be an A unit anyway.

 

[Sifu]

So, if they are calling the other room a den and the other one-bedroom units don't have a den it is a class by itself and would need to be an A unit anyway.

Hadn't even considered that!

 

[mtlogcabin]

The view should also be considered by the designer when locating the various type of units.
Do they all face the parking lot on one side of the building or are they dispersed between both sides so they maybe able to view the ocean, mountains, golf course, for example.