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Building Access Foyer

Discussion in 'Floodplain Management' started by SuperFlyBriBri, Jan 14, 2020.

  1. SuperFlyBriBri

    SuperFlyBriBri Registered User

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    Working on a project in a food zone AE. The project is new construction with the finished floor raised three feet above the base flood zone. The proposed building access will be located at the ground floor level. This of course is allowed per the IRC with vehicular parking and storage. But now as we have this entry door at the ground level and interior stairs up to the raised first floor, we are receiving questions as to whether we need to have this foyer area enclosed with an interior door. Not sure that we found anything in the code that requires such. As we would prefer to leave the lower foyer open to the raised first floor via a railing and open air. The lower foyer would be constructed of flood resistant materials as well as have all the appropriate flood vents which would be insulated as this foyer space would inherit the heating and cooling of the open first floor space above. Any thoughts or code reference locations would be appreciated. Thanks.
     
  2. JPohling

    JPohling Sawhorse

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    how do the disabled access the raised floor level from the foyer?
     
    ADAguy likes this.
  3. SuperFlyBriBri

    SuperFlyBriBri Registered User

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    I guess that we should have been more clear. This is a single family residential project.
     
  4. north star

    north star Sawhorse

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    @ ~ @ ~ @

    In the `15 IRC, Section R322.3.4 requires the walls below
    an elevated floor to be constructed to "break away" when a
    flood event happens and still maintain the structural integrity
    of the house.........If the walls are designed to "break away",
    do you still plan to maintain the integrity of the building thermal
    envelope [ RE: Section R322.3.5.1 ] ?


    + + + = + + +
     
  5. SuperFlyBriBri

    SuperFlyBriBri Registered User

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    Section R322.3 relates to Coastal high-hazard areas (including V Zones and Coastal A Zones) and we happen to be in flood zone AE so this I believe should not apply and therefore we would not be required to have these walls be break away and can be regular walls to preserve the integrity of the thermal envelope with using water resistant materials below the flood zone and flood vents.

    Also should have mentioned that the project is located in New Jersey where we have deleted R322.3.4 and R322.3.5

    R322.3.4 Walls below design flood elevation. Deleted.

    R322.3.5 Enclosed areas below design flood elevation.
    Deleted.
    R322.3.5.1 Protection of building envelope. Deleted.
     
  6. north star

    north star Sawhorse

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    SuperFlyBriBri,

    Thank you for the update & clarification !


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