ETThompson
Registered User
Hi
This issue came up in another discussion, but more appropriate to here so posting it to see if I can get any help. I didn't design this but I probably will have to fix it if I have to! Hopefully there's a way out of this dilemma...
This is for a small 13 unit apartment complex, 3 stories, VB construction, with restaurant use at level 01. We have a roof amenity deck on the 3rd floor for the apartments (not the restaurant) (not a private roof deck for the tenants, but common for the building). We have no elevator in the design, the roof decks are accessed from an exterior corridor that also serves the units on that level, with two enclosed exit stairs off that corridor.
Per our code (Ohio Building Code 2017, based on 2015 OBC and ICC 117.1), we are not required to have Type A fully accessible units, only Type B, because we have fewer than 20 apartment units. We also are not required to provide an accessible route to the upper apartment levels: OBC 1104.4 exception 2 (following the IBC) says "Stories or mezzanines that do not contain accessible elements or other spaces as determined by Section 1107 or 1108 are not required to be served by an accessible route from an accessible level".
Section 1107.4 exc 7 says "An accessible route between stories is not required where Type B units are exempted by Section 1107.7". Section 1107.7 tells me all my ground floor units need to be Type B, but since we don't have an elevator or arrival points on the upper levels, we are not required to provide an accessible route nor Type B units on the upper floors. So we're good with the apartment units.
But that leaves the roof deck.
First question: If the only units provided are Type B units, adaptable in the future but not designed for accessibility day one, would this mean the roof deck similarly would not be required to provide an accessible route on day one, but could be installed in the future if a wheelchair-bound tenant wanted to rent one of the Type B units?
Second question: There is an exception that *may* apply, 1104.4 Exception 1. Here is the language: "1104.4 Multistory buildings and facilities. At least one accessible route shall connect each accessible story and mezzanine in multilevel buildings and facilities, Exception 1. An accessible route is not required to stories and mezzanines that have an aggregate area of not more than 3,000 square feet ( 278.7 m2) per story and are located above and below accessible levels."
This wording is confusing, and the commentary does not really clarify things. If the 3rd story, where the roof deck is located, is less than 3,000sf, does this provide an option? (we're borderline 3,000, so may not work anyway).
Third question: beyond the options I mention above, is it possible we could avoid an accessible route to this roof deck? Given our site limitations, I would think only an elevator or LULA would work to meet this, but either of those would be problematic both in terms of cost and available space... certainly no room for a ramp... hoping someone sees something I'm missing.
Thanks
This issue came up in another discussion, but more appropriate to here so posting it to see if I can get any help. I didn't design this but I probably will have to fix it if I have to! Hopefully there's a way out of this dilemma...
This is for a small 13 unit apartment complex, 3 stories, VB construction, with restaurant use at level 01. We have a roof amenity deck on the 3rd floor for the apartments (not the restaurant) (not a private roof deck for the tenants, but common for the building). We have no elevator in the design, the roof decks are accessed from an exterior corridor that also serves the units on that level, with two enclosed exit stairs off that corridor.
Per our code (Ohio Building Code 2017, based on 2015 OBC and ICC 117.1), we are not required to have Type A fully accessible units, only Type B, because we have fewer than 20 apartment units. We also are not required to provide an accessible route to the upper apartment levels: OBC 1104.4 exception 2 (following the IBC) says "Stories or mezzanines that do not contain accessible elements or other spaces as determined by Section 1107 or 1108 are not required to be served by an accessible route from an accessible level".
Section 1107.4 exc 7 says "An accessible route between stories is not required where Type B units are exempted by Section 1107.7". Section 1107.7 tells me all my ground floor units need to be Type B, but since we don't have an elevator or arrival points on the upper levels, we are not required to provide an accessible route nor Type B units on the upper floors. So we're good with the apartment units.
But that leaves the roof deck.
First question: If the only units provided are Type B units, adaptable in the future but not designed for accessibility day one, would this mean the roof deck similarly would not be required to provide an accessible route on day one, but could be installed in the future if a wheelchair-bound tenant wanted to rent one of the Type B units?
Second question: There is an exception that *may* apply, 1104.4 Exception 1. Here is the language: "1104.4 Multistory buildings and facilities. At least one accessible route shall connect each accessible story and mezzanine in multilevel buildings and facilities, Exception 1. An accessible route is not required to stories and mezzanines that have an aggregate area of not more than 3,000 square feet ( 278.7 m2) per story and are located above and below accessible levels."
This wording is confusing, and the commentary does not really clarify things. If the 3rd story, where the roof deck is located, is less than 3,000sf, does this provide an option? (we're borderline 3,000, so may not work anyway).
Third question: beyond the options I mention above, is it possible we could avoid an accessible route to this roof deck? Given our site limitations, I would think only an elevator or LULA would work to meet this, but either of those would be problematic both in terms of cost and available space... certainly no room for a ramp... hoping someone sees something I'm missing.
Thanks