Accessible exit in the first level

[ElArch]

I have a very long R-2 building which requires three exits. I can provide 4 exits in first floor ( 3 stair exits and one main entrance exit). The building is 4 story type VA. The building is in California.

The main entrance exit and one stair exit are accessible to outside grading. The exterior grading of the other two stair exits is about one story lower than the first floor. It means that the stair exit is one story lower than the first floor. Do these two exits need to be accessible from the first floor to outside grading directly? If it is, a ramp will be too long. Can I use a platform lift?

Another question is:
R-2 type VA only allow 4 story. We also added one level for an elevator lobby and the stair at grading level (one story lower than the first floor). Since R-2 type VA only allow 4 stories, do I need to fire separate the elevator lobby in that level as another building? I think I need to add a 3hr floor between that lobby and the first floor if I have to separate that lobby as another building. Please advise. Thanks.

 

[steveray]

Difficult to tell without a plan, but generally you can strand them in the exit enclosure....

 

[Sifu]

Not sure about CA, but I think the IBC requires two accessible MOE's, so two must provide one of the elements listed in IBC 1009.2 (using 2018).

Is the lower level a basement (not a story above grade plane)? If so, it may not be included in the number of stories. Otherwise not sure you can use the 3-hr horizontal assembly to create 2 different buildings in VA.

 

[steveray]

Not sure about CA, but I think the IBC requires two accessible MOE's, so two must provide one of the elements listed in IBC 1009.2 (using 2018).

Is the lower level a basement (not a story above grade plane)? If so, it may not be included in the number of stories. Otherwise not sure you can use the 3-hr horizontal assembly to create 2 different buildings in VA.

I assumed there were 2...But again...a plan would help....

The main entrance exit and one stair exit are accessible to outside grading.

 

[ElArch]

More info:
The whole building is separated to two buildings. Both accessible exits are in one building.

 

[Sifu]

Two AMOE's are required if two exits are required. If separate buildings with both in one building then the route to them would need to be maintained. Is there a horizontal exit in play? IBC would require one AMOE to be an elevator. If access to both AMOE's is provided from either or both I think you are probably good but separation may come into question. Steveray says plans would help. He is right.

 

[ElArch]

plan
Above is the plan. Hopefully it works.
I connected the lower elevator lobby with the first floor. So I can still consider the building 4 stories.
I am not familiar with the horizontal exit. Should I consider the door in fire separation wall a horizontal exit? How to calculate the occupancy load at the horizontal exit? I calculate the egress travel distance according to the whole building. One post says that is not a horizontal exit and I don't need to worry about it. Please let me know your thought.
Thank you!

 

[Jean Tessmer-HI]

I have a very long R-2 building which requires three exits. I can provide 4 exits in first floor ( 3 stair exits and one main entrance exit). The building is 4 story type VA. The building is in California.

The main entrance exit and one stair exit are accessible to outside grading. The exterior grading of the other two stair exits is about one story lower than the first floor. It means that the stair exit is one story lower than the first floor. Do these two exits need to be accessible from the first floor to outside grading directly? If it is, a ramp will be too long. Can I use a platform lift?

Another question is:
R-2 type VA only allow 4 story. We also added one level for an elevator lobby and the stair at grading level (one story lower than the first floor). Since R-2 type VA only allow 4 stories, do I need to fire separate the elevator lobby in that level as another building? I think I need to add a 3hr floor between that lobby and the first floor if I have to separate that lobby as another building. Please advise. Thanks.

Since these are Residential unit built for or by the Veterans Administration and they are 4 stories they should also be covered by the Fair Housing Act. FHA uses the ANSI A117.1 1986 for exterior requirements to the first floor units. According to the FHA all first-floor units (if there are no elevators) are covered by the FHA. It extenuating circumstances are present you need at least 20% of the first floor units to meet FHA. You need to talk to the FHA folks to get all of this right. There are a lot of FHA lawsuits flying about.
Your Board is also required to respond to "Reasonable Accommodation Requests" from a tenant with a disability or face a legal battle with the DOJ and FHA