Multistory Townhouse Accessibility?

[eyan50495]

Hi All,

We are designing a large building, 400 units (greater than 4 units) and multiple elevators. It is my understanding that FHA would apply to portions that have a Townhouse and connect to the rest of the building since there are more than 4 units + elevators.

Reading a QA by FHA I see that the Townhouse is required. I am wondering if only the 'ground floor' needs to comply with its Kitchen / Bathroom / Doors. Would the upper floors, bedrooms, etc. need not comply to be accessible? Would that mean we need a door to the corridor on each floor to provide access? Or a LULA / chair lift? Doesn't make sense.

 

[mtlogcabin]

The IBC also applies

SECTION R320
ACCESSIBILITY

R320.1 Scope.
Where there are four or more dwelling units or sleeping units in a single structure, the provisions of Chapter 11 of the International Building Code for Group R-3 shall apply.

R320.1.1 Guestrooms.
A dwelling with guestrooms shall comply with the provisions of Chapter 11 of the International Building Code for Group R-3. For the purpose of applying the requirements of Chapter 11 of the International Building Code, guestrooms shall be considered to be sleeping units.

Exception: Owner-occupied lodging houses with five or fewer guestrooms constructed in accordance with the International Residential Code are not required to be accessible.

 

[eyan50495]

The IBC also applies

SECTION R320
ACCESSIBILITY

R320.1 Scope.
Where there are four or more dwelling units or sleeping units in a single structure, the provisions of Chapter 11 of the International Building Code for Group R-3 shall apply.

R320.1.1 Guestrooms.
A dwelling with guestrooms shall comply with the provisions of Chapter 11 of the International Building Code for Group R-3. For the purpose of applying the requirements of Chapter 11 of the International Building Code, guestrooms shall be considered to be sleeping units.

Exception: Owner-occupied lodging houses with five or fewer guestrooms constructed in accordance with the International Residential Code are not required to be accessible.

We are an R-2 group.

 

[RLGA]

Townhouses, which are vertically owned (i.e., from the ground to the sky), typically have primary entrances at grade level and are connected to an accessible route. Thus, only the first story is required to be accessible and must contain a usable kitchen and an accessible bathroom or powder room.

This is from the Guidelines:

"Even though many people with significant mobility impairments may choose not to live in such a unit, multistory units, where the primary entry level meets the Guidelines, allow people with disabilities to visit with friends and relatives who may choose to live in a unit with more than one floor. A resident with a disability may choose to live in such a unit and add a lift at his or her own expense."

 

[Access Specialist]

Correct. If the building has an elevator then all levels served by the elevator or the ground floor are covered under the FHA. Even if the elevator does not serve the townhouse because the main entry to the townhouse is on the ground level, the first level of the townhouse is covered by FHA but not the upper levels of the townhouse.

 

[Access Specialist]

The IBC also applies

SECTION R320
ACCESSIBILITY

R320.1 Scope.
Where there are four or more dwelling units or sleeping units in a single structure, the provisions of Chapter 11 of the International Building Code for Group R-3 shall apply.

R320.1.1 Guestrooms.
A dwelling with guestrooms shall comply with the provisions of Chapter 11 of the International Building Code for Group R-3. For the purpose of applying the requirements of Chapter 11 of the International Building Code, guestrooms shall be considered to be sleeping units.

Exception: Owner-occupied lodging houses with five or fewer guestrooms constructed in accordance with the International Residential Code are not required to be accessible.

I'm not so sure the IRC applies here. It depends on the design of the building. It is my understanding that since the townhouses seem to be a part of the larger apartment building then it will be covered by the IBC. I have seen where townhouses are their own building of 6-8 units and each one is permitted individually so that the IRC applies.

 

[mtlogcabin]

The OP stated Townhouse so that is why I posted the IRC requirement for accessibility

 

[RLGA]

I'm not so sure the IRC applies here. It depends on the design of the building. It is my understanding that since the townhouses seem to be a part of the larger apartment building then it will be covered by the IBC. I have seen where townhouses are their own building of 6-8 units and each one is permitted individually so that the IRC applies.

mtlogcabin is correct. Townhouses are regulated through the IRC even if they are connected to a larger structure or part of a development.