Change of Occupancy R-1 to R-2

[Kmarie039]

I have an existing old motel building that a non-profit is renovating and changing from an R-1 to an R-2 to provide affordable housing using federally funded dollars. We are a VB Construction, 8,962 sf total, single story. We will be adding a sprinkler system (NFPA 13R). Some units will be getting new flooring if they haven't been updated already. All units will be getting a small kitchenette to include small sink, fridge, and stove. (see attached plan) I have a few questions:

1. Along with COO would you consider this a Level 2 or 3 alteration? As it somewhat plays a part in a later question I have.

2. We are over the allotted building area for an R-2/VB of 7,000sf, according to IEBC 1012.5.2/Table1012.5 I am not changing hazard categories and would therefore existing area is deemed acceptable, correct?

3. The demising walls between units are not rated and only go up to the ceiling/bottom of truss. What section would require us to rate these? I'm not finding anything other than 903.2 for an R-3. Having to rate these would be a deal-breaker for this project due to cost and having to touch bathrooms. (see comment question below).

4. Accessibility, We have one existing room that is fully accessible and we would be required to have one accessible unit. We have other restrooms that are really old, some with 2'-0" wide doors (WHAT?!). 1012.8 gives an exception for Type B units not being required 'in conjunction with less than a Level 3'. (hence my previous comment on Level) I would also argue we meet 1012.8.2 'technically infeasible'. The cost to upgrade all these bathrooms would be insane and again, we are federally funded and only getting so much.

Also, A quick thank you to all on this forum! I've been following awhile and due to multiple complex project I currently have I decided to become a member as the conversation on here is priceless!

 

[Joe.B]

Is there an attic space above the units? If so, is it continuous or are there breaks for draft-stopping?

 

[Kmarie039]

Is there an attic space above the units? If so, is it continuous or are there breaks for draft-stopping?

Continuous. Though based on how the two additions were added over the years, there's 3 attic spaces as the building makes a U and they were connected very oddly.

 

[Joe.B]

If the plan review calls out draft stopping in the attic as a correction, there is an exception to get around that by adding sprinkler heads in the attic. Since you mentioned adding sprinklers that would probably be the way to go.

Not sure if this will come up or not, but in case it does, check out this section in the building code:

420.2 Separation walls. Walls separating dwelling units in
the same building, walls separating sleeping units in the same
building and walls separating dwelling or sleeping units from
other occupancies contiguous to them in the same building
shall be constructed as fire partitions in accordance with
Section 708.

 

[Joe.B]

708.3 Fire-resistance rating. Fire partitions shall have a fire-
resistance rating of not less than I hour.
Exceptions:
l. Corridor walls permitted to have a 1/ 2-hour fire-resistance
rating by Table 1020.2.
2. Dwelling unit arid sleeping unit separations in buildings
of Types IIB, IIIB and VB construction shall have
fire-resistance ratings of not less than 1/2 hour in buildings
equipped throughout with an automatic sprinkler
system in accordance with Section 903.3.1.1.

 

[Joe.B]

Chances are your existing assembly will have at least a 1/2 hour rating.

 

[Kmarie039]

If the plan review calls out draft stopping in the attic as a correction, there is an exception to get around that by adding sprinkler heads in the attic. Since you mentioned adding sprinklers that would probably be the way to go.

Not sure if this will come up or not, but in case it does, check out this section in the building code:

420.2 Separation walls. Walls separating dwelling units in
the same building, walls separating sleeping units in the same
building and walls separating dwelling or sleeping units from
other occupancies contiguous to them in the same building
shall be constructed as fire partitions in accordance with
Section 708.

yes, I've read through 420.8. I was trying to find anywhere in the IEBC that references having to comply with this section.

 

[Joe.B]

Most of the Existing Building Code provisions are less than a year old in CA, so I'm not sure, my gut reaction is no. It will send you to chapter 9 for sprinkler requirements. If for some reason they call out the separations, now you have a rebuttal.

 

[Kmarie039]

Most of the Existing Building Code provisions are less than a year old in CA, so I'm not sure, my gut reaction is no. It will send you to chapter 9 for sprinkler requirements. If for some reason they call out the separations, now you have a rebuttal.

In IEBC 803.6 in a Level 2 Alteration it talks about Fire-resistance ratings when you're adding a sprinkler throughout and doing an evaluation with the code official. Obtaining a 1/2 hour rating is easy until we hit the tub/showers...

IEBC 1012.5.3 also references fire barriers but in a mixed occupancy setting in allowing a higher hazard category exception to a 1 hour rating.

 

[steveray]

1. Depends on the are you are reconfiguring and if it is >50%
2. Correct
3. I believe IEBC 1002.1 (2021) gets you Ch4 IBC compliance...

1002.1​

Where an existing building or part of an existing building undergoes a change of occupancy to one of the special use or occupancy categories as described in Chapter 4 in the International Building Code, the building shall comply with all of the requirements of Chapter 4 of the International Building Code applicable to the special use or occupancy.