Hi all, I have a hispanic couple that is attempting to convert an old small (1200 sq, ft.?) two story house into a mexican restaurant with a food trailer attached to it as their cooking area. I had to issue a stop work order yesterday for a laundry list of reasons. One of the main reasons is no permits have been applied for and no plans have been approved. Now that they are apparently almost done with the renovations, as far as they are concerned they are ready to open. Sorry, no can do. I have told them time and time again (in English and Spanish) that they need to hire a design professional and submit a detailed set of plans, hire a licensed plumber and electrician, get the health inspector to approve, etc. etc. but they just keep winging it. Anyhow, it is a real gem of a project. The reason I am posting is because I need to confirm that my interpretation of the codes are correct. My question to the group is. If they intend to continue using the 2nd floor as a residence and operate a restaurant below, they will have to retrofit the entire building with fire sprinklers right? Thank you for your replies in advance. Sincerely, the one man show here in podunk.
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Converting an old house into a restaurant
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arwat23
SAWHORSE
Provide separation per IBC 508.4. I recently worked on a project similar to this (existing building, residential second floor, food facility ground floor). A rated ceiling was required. 2-hour in my case since the building wasn't sprinklered.
Edit: unless "substantial remodel" triggers are hit (assuming your state has something similar to CA), I don't think fire sprinklers will be required.
Edit: unless "substantial remodel" triggers are hit (assuming your state has something similar to CA), I don't think fire sprinklers will be required.
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steveray
SAWHORSE
You have to work your way through the IEBC, but as Arwat said, I do not think you will run into "sprinkler the whole building"...
Mr. Inspector
SAWHORSE
The designer will have to decide what method in the IEBC it will be designed to. Don't do it for them!
Thank you for the replies. Still trying to wrap my head around this section of the 2021 IBC.
902.3.8 Group R. An automatic sprinkler system installed in accordance with Section 903.3 shall be provided throughout all buildings with a Group R fire area.
The change of occupancy classification from an IRC regulated R-3 SFR to an A-2 on the first floor and continued R-3 on the 2nd floor kicks it over to the IBC and therefore this section would be applicable?
902.3.8 Group R. An automatic sprinkler system installed in accordance with Section 903.3 shall be provided throughout all buildings with a Group R fire area.
The change of occupancy classification from an IRC regulated R-3 SFR to an A-2 on the first floor and continued R-3 on the 2nd floor kicks it over to the IBC and therefore this section would be applicable?
Yankee Chronicler
SAWHORSE
It appears that Colorado has adopted the IEBC. Did you begin your code research in the IEBC? If not, why not?
I'm not saying the IEBC will resolve your question, but that would appear to be where you (or, more properly, the applicant's design professional) need to begin.
I'm not saying the IEBC will resolve your question, but that would appear to be where you (or, more properly, the applicant's design professional) need to begin.
arwat23
SAWHORSE
Not necessarily. Grain of salt since my state (California) does things weird, but a change in occupancy doesn't always trigger fire sprinkler requirements. The only time a remodel triggers fire sprinklers in our state is if we hit the "substantial remodel" threshold - altering 50% of the floor area of the existing structure, with some rare exceptions in my experience. Even then, I'm pretty sure that's a unique requirement specific to California.
Even then, I believe you'll want to look at IEBC before IBC.
steveray
SAWHORSE
The R already exists... even though you are going from IRC to IBC, so IMO you don't get "new use" requirements other than A2 or maybe B.... The A2 would not be allowed on the 2nd story in a non-sprinklered VB building, so that is a thing...And the fire separation that will be required for the R being at least one hour and maybe more for separate uses...