common path of egress R3

[BSSTG]

Greetings,

Building converted to single family R3 before I got here. No CO on record. Building is in downtown historic district with commercial building on other side of fire wall therefore IRC should not apply. We were called for a custormer service inspection which has been customary here. I noticed some glaring life safety issues with the building ie missing hanrdails, guards, no emergency egress from upstairs bedroom. That stuff is pretty cut and dried about being fixed. Not much arguing about that.

The one thing I'm questioning in my mind at this time is the common path of egress from the upstairs area which is about a 1200 sq ft loft setup with bedroom. I don't believe the common path of egress distance exceeds 75' but it might. Nevertheless, in reading the new table in the 2012 IBC T-1014.3 (common path of egress table) where the R3 colum is there is a footnote stating this applies to mixed use occ. No where on the table seems to apply to a R3 otherwise.

My question is this. Does the common path of egress rules apply to an R3 when not a mixed use building? I can see where this rule might not apply since it is still required to have emergency escape and rescue egress out of all sleeping rooms per 1029. To me the new 2012 code is unclear. The 2009 IBC makes no reference of R3 common path of egress either.

Whatcha think?

BS

 

[cda]

It is someone's residence and nothing else ??

Have you looked at IRC?

 

[BSSTG]

Yea I don't think the IRC can apply as it is for "detached 1 and 2 family structures". This is for one family but it is not detached. It has a firewall on one side and a church on the other side of the firewall.

BS

 

[cda]

Yea I don't think the IRC can apply as it is for "detached 1 and 2 family structures". This is for one family but it is not detached. It has a firewall on one side and a church on the other side of the firewall.BS

Ok..........

 

[jdfruit]

BSSTG: clarify if the R is a separate property and building structure or not. If separate property and building that happens to abut next door building, then common path of egress not applicable.

 

[mtlogcabin]

First you need to determine how many exits are required before you can apply the common path of travel requirements. In this case a R-3 is only required one exit.

1021.2 Single exits.

Only one exit shall be required from Group R-3 occupancy buildings or from stories of other buildings as indicated in Table 1021.2. Occupancies shall be permitted to have a single exit in buildings otherwise required to have more than one exit if the areas served by the single exit do not exceed the limitations of Table 1021.2. Mixed occupancies shall be permitted to be served by single exits provided each individual occupancy complies with the applicable requirements of Table 1021.2 for that occupancy. Where applicable, cumulative occupant loads from adjacent occupancies shall be considered in accordance with the provisions of Section 1004.1. Basements with a single exit shall not be located more than one story below grade plane .

 

[BSSTG]

The depth of building is 105' requireing 2 exits which it has, one front and one rear. The upstairs area only has one stairway down and it has living area and bedroom. From the back end of the upstairs section to the bottom of the stairs may exceed 75'. From the back end of the upstairs section to the closest exit (which is the front door) will be over 105' by a few feet. At the base of the stairs there one can turn to the front door or to the back door. Both exit doors on completely different end of the structure.

BS

 

[mtlogcabin]

You have to start in the charging language and in this case it will either be Chapter 34 of the IBC or the IEBC

SECTION 3408

CHANGE OF OCCUPANCY

IBC

3408.1 Conformance.

No change shall be made in the use or occupancy of any building that would place the building in a different division of the same group of occupancies or in a different group of occupancies, unless such building is made to comply with the requirements of this code for such division or group of occupancies. Subject to the approval of the building official, the use or occupancy of existing buildings shall be permitted to be changed and the building is allowed to be occupied for purposes in other groups without conforming to all the requirements of this code for those groups, provided the new or proposed use is less hazardous, based on life and fire risk, than the existing use.

IEBC

1012.4.2 Means of egress for change of use to equal or lower hazard category.

When a change of occupancy classification is made to an equal or lesser hazard category (higher number) as shown in Table 1012.4, existing elements of the means of egress shall comply with the requirements of Section 905 for the new occupancy classification. Newly constructed or configured means of egress shall comply with the requirements of Chapter 10 of the International Building Code.

Basically they both send you to IBC chapter 10. Section 1021



1021.1 General.

Each story and occupied roof shall have the minimum number of exits, or access to exits, as specified in this section.

1021.2 Exits from stories.

Two exits, or exit access stairways or ramps providing access to exits, from any story or occupied roof shall be provided where one of the following conditions exists:

1. The occupant load or number of dwelling units exceeds one of the values in Table 1021.2(1) or 1021.2(2).

2. The exit access travel distance exceeds that specified in Table 1021.2(1) or 1021.2(2) as determined in accordance with the provisions of Section 1016.1.

3. Helistop landing areas located on buildings or structures shall be provided with two exits, or exit access stairways or ramps providing access to exits.

Exceptions:

1. Rooms, areas and spaces complying with Section 1015.1 with exits that discharge directly to the exterior at the level of exit discharge, are permitted to have one exit.

2. Group R-3 occupancy buildings shall be permitted to have one exit.

Is your Occupant Load 10 or less? Then only 1 exit required

Your OP indicates there is a firewall between R-3 and the church. Separate buildings not mixed use only one exit required which is confirmed by footnote e of Table 1014.3

e. The length of a common path of egress travel in a Group R-3 occupancy located in a mixed occupancy building.

Common path of travel does not apply to an R-3 unless it is in a mixed use building.

 

[jdfruit]

Good code track MT

 

[BSSTG]

thanks, I was pretty sure that how it winds up but was not sure for the reasoning. the ex to 1021.2 puts it in place for me.

BS