R-2 Elevator Building with Steps at Unit Entries?

[jking19]

Hi all, been thinking on this and could use some outside perspectives.

Concept: R-2 multi-story building. Pretty typical podium construction, apartments on upper floors, commercial on first, elevator provided. Project in OK. All upper floor dwellings would be Type A or B compliant, as typical.

From the perspective of the IBC (let's say 2018) and the FHA: Is there any instance in which you would be allowed to have some additional dwelling units on the ground floor with direct exterior access (aka not served by elevator) without accessible entries?

There's a project with the potential for 10 additional living units on the first floor with secured courtyards, but 3 of those would be kind of 'stuck' and accessible only by some steps due to site constraints. (The other 7 would be on the provided along the accessible route.)

As written, it seems like this is an 'elevator building' and therefore cannot take any site impracticality reduction. However, I don't believe the spirit of the code is to remove these other entry typologies entirely - and these dwellings wouldn't be served by an elevator anyway. What am I overlooking?

We aren't trying to skirt any elevator requirements, all common entries (and 70% of the individual ground floor dwelling entries) would be entirely accessible.

Thanks in advance for any help!

 

[Dinheru]

Is it new or existing?

I've done a similar situation, where an existing commercial with steps changed to R2 midway construction. On a different part of the building we provide an accessible entrance to type A/B units. Where the street facing ones have steps due to site constraints. Even a separate unit facing towards the back, has a step down into the space.
1003.5 calls that a single step into the unit is allowed in R2 if not required to be accessible by chapter 11. Exception 2 may also apply
1105.1.7 says that the accessible entrance is not required to units that are not required to be Accesssible.
1107.4 has some exception that may work depending on the interpretation of code official
We made some of the units multi-story , as they are exempt by 1107.7.2.

Allthough this sound a perfect case for 1107.7.4 site impracticality. Those units dont sound to be served by the elevator correct?

 

[jking19]

It would be new. And that's correct, those units would not be served by the elevator.

1105.1.7 sounds great, but I'm not sure which mechanism allows these ground floor units to not be required to have an accessible entrance. Unless somehow site impracticality can still apply? Though it says "on a site with multiple non-elevator buildings..."

 

[e hilton]

Rather than 7+3 on the ground floor, enlarge 3 units by rolling a step unit into a no-step unit, charge higher rent.

 

[jking19]

Our market doesn't currently support units of that size, unfortunately.

But aside from this specific example, what I'm trying to understand in concept is: Have our current codes basically made it impossible to design ANY multifamily units that aren't either Type A or B if you wanted the rest of the building to be totally accessible? No stoops on the street, etc.? Or have I overlooked something that would allow it?

 

[steveray]

CT amends the heck out of 1108, but this is most of the code path or where you might have to fit other than site impracticality which I don't think you meet.......

1108.4​

Not fewer than one accessible route shall connect accessible building or facility entrances with the primary entrance of each Accessible unit, Type A unit and Type B unit within the building or facility and with those exterior and interior spaces and facilities that serve the units.

1108.5.1.3​

In structures with four or more dwelling units or sleeping units intended to be occupied as a residence, every dwelling unit and sleeping unit intended to be occupied as a residence shall be a Type B unit.

Exception: The number of Type B units is permittedto be reduced in accordance with Section 1108.7.

1108.7.1​

Where elevator service is not provided in a structure, only the dwelling units and sleeping units that are located on stories indicated in Sections 1108.7.1.1 and 1108.7.1.2 are required to be Type A units and Type B units, respectively. The number of Type A units shall be determined in accordance with Section 1108.6.2.2.1.

1108.7.1.1​

At least one story containing dwelling units or sleeping units intended to be occupied as a residence shall be provided with an accessible entrance from the exterior of the structure and all units intended to be occupied as a residence on that story shall be Type B units.

1108.7.1.2​

Where stories have entrances not included in determining compliance with Section 1108.7.1.1, and such entrances are proximate to arrival points intended to serve units on that story, as indicated in Items 1 and 2, all dwelling units and sleeping units intended to be occupied as a residence served by that entrance on that story shall be Type B units.

1. 1.Where the slopes of the undisturbed site measured between the planned entrance and all vehicular or pedestrian arrival points within 50 feet (15 240 mm) of the planned entrance are 10 percent or less.
2. 2.Where the slopes of the planned finished grade measured between the entrance and all vehicular or pedestrian arrival points within 50 feet (15 240 mm) of the planned entrance are 10 percent or less.

Where arrival points are not within 50 feet (15 240 mm) of the entrance, the closest arrival point shall be used to determine access unless that arrival point serves the story required by Section 1108.7.1.1.