4 unit townhomes with 2 of them ranches and ADA Type B Requirements

[jar546]

Here it is in a nutshell:

R320 States:

R320.1 Scope. Where there are four or more dwelling units orsleeping units in a single structure, the provisions of Chapter 11

of the International Building Code for Group R-3 shall apply.

Then Chapter 11 of the IBC under General Exceptions states:

1107.7.2 Multistory Unit A multistory dwelling or sleeping unit which is not provided with elevator service is not required to be a Type B unit.

The definition of multistory is:

MULTISTORY UNIT. A dwelling unit or sleeping unit withhabitable space located on more than one story.

A ranch slab on grade or over a crawlspace does not have this exception available. Simply finishing a portion of the basement in a ranch, however allows the requirements to be circumvented.

 

[jar546]

In my opinion, the definition of Multistory should be changed to read this way:

A dwelling or sleeping unit with habitable space located on more than one story above grade plane

 

[ewenme]

Since when do building departments/building officials enforce federal laws? If the 'structure' is built under the IRC, it is by definition a single-family residence; townhouse fits this definition. Single-family housing is exempt from ADA requirements. The reason for keeping the 2-hour separation in townhouses [idaho] was to maintain the single-family status. Our Fair Housing Committee is now asking for the City to enforce ADA requirements in single-family homes. I think there will be a huge argument by the builders against any such requirements. Voluntary compliance is always accepted. Forced compliance is always resisted.

 

[brudgers]

In my opinion, the definition of Multistory should be changed to read this way:

It would just be easier to require buildings to comply with FHA and incorporate the document by reference in the same way that A117.1 is incorporated by reference.

 

[jar546]

Since when do building departments/building officials enforce federal laws? If the 'structure' is built under the IRC, it is by definition a single-family residence; townhouse fits this definition. Single-family housing is exempt from ADA requirements. The reason for keeping the 2-hour separation in townhouses [idaho] was to maintain the single-family status. Our Fair Housing Committee is now asking for the City to enforce ADA requirements in single-family homes. I think there will be a huge argument by the builders against any such requirements. Voluntary compliance is always accepted. Forced compliance is always resisted.

It is a requirement of the IRC as it directs you to Ch 11 of the IBC and ANSI 117.1 which is adopted and enforced as part of the state building code. Has nothing to do with FHA because we don't enforce FHA.