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Duplex, adding 3rd apartment

jar546

jar546

CBO
Joined
Oct 16, 2009
Messages
12,771
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Not where I really want to be
Is there any relief whatsoever for sprinkler requirements for someone who is taking a duplex trying to convert it into a tri-plex?

We are now going from IRC to IBC as they are taking some of the existing space from 1 of the sides and turning into a 3rd apartment.

Thanks. I know the answer we gave, want to see how opinions vary on this one.
 
Are you classifing the project as a level 2 alteration or change of occupancy?

Level 2 alteration if on a well sprinklers would not be required.IEBC 704.2.2 #3

Change of occupancy sprinklers required. IEBC 912.2.1

Doesn't seem to make sense? I would think it would be required no matter what is being done to an R.

docgj
 
I allowed one recently without requiring sprinklers. Split a large upper unit, added no additional bedrooms, simply split it off to add a living room and an additional kitchen. Seemed to me it was excessive to require sprinklers when the OL realy wasn't changing. but, that's just me.

If an additional bedroom(s) would have been created...........well, you are moving from the IRC to the IBC. Then you also have to answer the question of sprinklers throughout, because of the move to IBC, or just in the new unit?
 
jar,

Duplex to Tri-plex, unless it's a duplex in a Multi-Family District, I would check zoning for this before going any further.

pc1
 
Agree with Pcinspector. Check your zoning, might not be allowed if not an R-2 (medium density residential) or R-3 (Multi-family residential) zone per general plan.

Then, as it sounds like a reconfiguration of an existing space, I would not require sprinklers because it is not a new building.

Sue, where the west still lives.......
 
Not even close to meeting the townhouse definition. We are under 2009 ICodes anyway.

Zoning was not part of the question. We are looking for building code opinions only. Thanks
 
fatboy said:
I allowed one recently without requiring sprinklers. Split a large upper unit, added no additional bedrooms, simply split it off to add a living room and an additional kitchen. Seemed to me it was excessive to require sprinklers when the OL realy wasn't changing. but, that's just me. If an additional bedroom(s) would have been created...........well, you are moving from the IRC to the IBC. Then you also have to answer the question of sprinklers throughout, because of the move to IBC, or just in the new unit?
Click to expand...
Your description doesn't qualify as a dwelling unit unless it is a studio apartment? If it is a studio apartment, it is a third unit and is IBC. Occupant load isn't part of the equation.
 
"Your description doesn't qualify as a dwelling unit unless it is a studio apartment? If it is a studio apartment, it is a third unit and is IBC. Occupant load isn't part of the equation."

What I was trying to describe is that the number of sleeping rooms did not change, nor did they add sq. ft., they merely reconfigured the large main floor space to accomodate a new kitchen and living room to go with one of the existing sleeping rooms. Like I said, in my case, seemed logical.
 
docgj is the only one who came close to providing a correct answer per code the rest are shooting from the hip.

jar asked "Is there any relief whatsoever for sprinkler requirements for someone who is taking a duplex trying to convert it into a tri-plex?"

Brain Tease yes there is can you find it?
 
Brudgers is correct, "no such thing as a townhome" in the IRC.

But IRC Chapter 2, definitions list TOWNHOUSE. A single-family dwelling unit constructed in a group of three or more attached units in which each unit extends from foundation to roof and with open space on at least two sides.

Also See R317.2

I'll look in the IEBC next! 305?
 
Last edited by a moderator:
Jar, What is it about it that it does not meet the definition of a townhouse?

To rephrase, is it not possible to convert it in such a way that will make it a townhouse?
 
It is a duplex, not a townhouse. They are converting a duplex into a 3 unit apartment building by taking of of the two sides and making a small apartment out of part of the 2nd floor of 1 side that is larger than the other side. I see your angle but can't happen.
 
mtlogcabin said:
docgj is the only one who came close to providing a correct answer per code the rest are shooting from the hip. jar asked "Is there any relief whatsoever for sprinkler requirements for someone who is taking a duplex trying to convert it into a tri-plex?"

Brain Tease yes there is can you find it?
Click to expand...
The question is: Can the applicant's design professional find it.......... then prove it and comply with it
 
R-2 Residential occupancies containing sleeping units or more than two dwelling units where the occupants are primarily permanent in nature, including:

Apartment houses

Tell the DP to bring it :)
 
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