Mixed occupancies needed in R-2 congregate residences?

[Redmund]

A proposed design for a new three story R-2 congregate residence fraternity house on a college campus will have the second and third floors entirely R-2 residential area. The first floor will have a very small R-2 area, with the majority of the first floor being a lounge, lobby, dining area and a commercial kitchen, all of which are small enough spaces to be B occupancies. The designer would like to consider all the first floor spaces as a part of the R-2 area since it is a congregate residence, similar to how all the rooms in a single family house (except an attached garage) will be considered as R-3 occupancy area. I don't see anything in the code that would allow the non-residential use areas to be considered as a part of the R-2 occupancy; is there anything about the building being a congregate residence that would allow that?

 

[walker.t]

The designer would like to consider all the first floor spaces as a part of the R-2 area since it is a congregate residence

I would think the lounge, lobby, dining area, and commercial kitchen could be considered accessory occupancies but you said the first floor has only a “very small R-2 area” which makes it sound like the other spaces will exceed 10% of the floor plan area and therefore not qualify as accessory occupancies per IBC 508.2.3.

all of which are small enough spaces to be B occupancies

I assume you are using IBC 303.1.2 Small Assembly Spaces to classify the lounge, lobby, and dining area as Group B spaces, and the commercial kitchen because it is less than 2500 s.f. per IBC 304.1. But whether they are Group B or another occupancy you’re still going to have mixed occupancy - are you not able to use non-separated occupancies?

I don't see anything in the code that would allow the non-residential use areas to be considered as a part of the R-2 occupancy

IBC 508.2 Accessory Occupancies, but as I mentioned above, I’m assuming you will exceed the maximum 10% area so you won’t be able to use that.

is there anything about the building being a congregate residence that would allow that?

I’m not familiar with any special provisions for congregate living facilities that would give you an exception to any other requirements for R-2.

 

[Joe.B]

It could be an R-2.1 or R-2.2. It's a CA thing.

 

[Redmund]

I would think the lounge, lobby, dining area, and commercial kitchen could be considered accessory occupancies but you said the first floor has only a “very small R-2 area” which makes it sound like the other spaces will exceed 10% of the floor plan area and therefore not qualify as accessory occupancies per IBC 508.2.3.


I assume you are using IBC 303.1.2 Small Assembly Spaces to classify the lounge, lobby, and dining area as Group B spaces, and the commercial kitchen because it is less than 2500 s.f. per IBC 304.1. But whether they are Group B or another occupancy you’re still going to have mixed occupancy - are you not able to use non-separated occupancies?


IBC 508.2 Accessory Occupancies, but as I mentioned above, I’m assuming you will exceed the maximum 10% area so you won’t be able to use that.


I’m not familiar with any special provisions for congregate living facilities that would give you an exception to any other requirements for R-2.

Hello Walker T., yes to all your questions. It also seems like it must be considered as a mixed occupancy to me as well. They should be able to comply as a non-separated mixed occupancy building though. Thanks

 

[Paul Sweet]

The lounge and dining room will probably be A-2 if they will be used as a party room.