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Does a fire wall make it detached

Mr. Inspector

Mr. Inspector

SAWHORSE
Joined
Nov 28, 2009
Messages
4,127
Location
Poconos/eastern PA
Have a building with S-2 and R-3 which are seprated by a fire wall. The fire wall makes it two seprate buildings but does it make the R-3 detached and can I use the IRC for it? The issue is that in PA you do not need sprinklers under the IRC.
 
Are you building to IRC no matter what??

What kind of place is this

Townhouse apartment business other ???
 
In PA it doesn't appear that fire sprinklers would be required. If this was a party wall would you need sprinklers? Two separate buildings, on the one side the single R-3 fire area is in a separate building.
 
Commercial code would be used. Fire sprinklers would not be required, unless a local amendment requires them.
 
kilitact said:
Commercial code would be used. Fire sprinklers would not be required, unless a local amendment requires them.
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Opps, yes sprinklers would be required.
 
903.2.8 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. [F]

Fire sprinklers would be required....Ooops...KT you got it at the same time....
 
Rick18071 said:
Can't find a definition for detached. I'm a plan reviewer. Never had a R-3 (IBC) before. Just want to know if the IRC can be used for the R-3 part.
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What kind of place is this

Townhouse, apartment, business , other ???

Is it in a residential setting??
 
Last edited by a moderator:
Rick18071 as I understand the code in your area does not require sprinkler for R-3 (1 & 2-Family Dwellings) constructed under the IBC and IRC. The difference between the two codes is the IBC R-3 will require construction in compliance with the other codes; IMC, IPC, NEC as well as other chapters of the IBC; 3, 4, 10, 11, etc.

Though the fire wall will create two separate buildings they are considered attached.

This is not normally done but this is practice in areas here that are zoned mixed used; commercial/residential (IBC/IRC) on the same lot. The approach is similar where a commercial structure is adjacent to a residential structure with zero lot line setbacks.

Hopefully there will be a certificate of occupancy to clarify the appropriate classification and codes as applicable.

Your mileage may vary.
 
What kind of storage is it? This looks like a typical mini-storage with managers apt. Ministorage would be S-1. S-2 uses are very limited
 
A fire wall creates separate buildings but it is still one structure. I am not sure how you can go from the IBC to the IRC as explained, unless PA allows that. The only way to switch from the IBC to the IRC is by the use of the wonderful imaginary lot line.
 
This is a new building that will be built. No C. O. yet. The owner has a model trian store in a building that is on the same site. He wants to use the new building to live in and store model trains.

The plans indicate a new 2 hour fire barrier between R-3 and S-2. The S-2 area is to small to require sprinklers but sprinlers are required for R-3 in the whole building. I think if was a fire wall (which would make it seprate buildings) he would only need to need sprinklers in the R-3 section.

The PA law that takes sprinklers away only applies to the IRC. That's why I wanted to know if a fire wall makes it detached.
 
R101.2 Scope. The provisions of the International Residential Code for One- and Two-family Dwellings shall apply to the construction, alteration, movement, enlargement, replacement, repair, equipment, use and occupancy, location, removal and demolition of detached one- and two-family dwellings and townhouses not more than three stories above grade plane in height with a separate means of egress and their accessory structures.

Exception: Live/work units complying with the requirements of Section 419 of the International Building Code shall be permitted to be built as one- and two-family dwellings or townhouses. Fire suppression required by Section 419.5 of the International Building Code when constructed under the International Residential Code for One- and Two-family Dwellings shall conform to Section 903.3.1.3 of the International Building Code.
 
de·tached

[dih-tacht] Show IPA

adjective

1.

not attached; separated: a detached ticket stub.

2.

having no wall in common with another building (opposed to attached ): a detached house.
 
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