EERO / public way / sprinklers

[cdstudio]

I have a unique situation and am trying to understand the issue and options.

There are four adjacent 2 story (with an attic) single family buildings (approximately 1600sf ea.) in an urban historic rowhouse style block (18'x100' lots). The buildings are full width and are separated by 2hr masonry walls. The lots are in the middle of the block and are therefore landlocked (meaning the rear yards do not have access to the public right of way as is typical in older historic neighborhoods).
Use is R-5 - single family townhouse not more than 3 stories with separate means of egress.

2 of the owners have received approval for changing the rear attic space to a habitable space (family room and a bathroom). The other 2 owners want to construct the same envelope but for a bedroom and a full bath. (Basically they added a wall with a door and nicer bathroom) But the fire official is saying that the "..the newly created bedroom needs access to the public right of way.." (which is impossible since the lot is landlocked). He told the contractor that if a sprinkler system is installed in the entire building then it would be ok. I am not sure I understand his logic, Is there an exception for EERO access to the public way if the building is sprinklered? He also indicated that if we just remove the door and call it a family room, that would be fine.......does that really make it ok?

Could the "unobstructed path" to the public way mentioned in exception 3 below be back through the house to the front door?

R310.1 Emergency escape and rescue opening required.
Every sleeping room shall have not less than one operable emergency escape and rescue opening. Emergency escape and rescue openings shall open directly into a public way, or to a yard or court having a minimum width of 36” inches that opens to a public way.
Exceptions:
3. A yard shall not be required to open directly into a public way where the yard opens to an unobstructed path from the yard to the public way. Such path shall have a width not less than 36 inches.

 

[Yankee Chronicler]

You posted under "Residential Building Codes," but you reference R-5 occupancy. There is no R-5 in the IRC, so we need to know what code applies.

Second, if this is an historic row house neighborhood, does that mean that each house is a separate property on a separate lot, and the 2-hour party walls are also on the property lines?

 

[Mr. Inspector]

Could the "unobstructed path" to the public way mentioned in exception 3 below be back through the house to the front door?

No. It must be directly form outside of the Emergency escape and rescue opening

 

[cdstudio]

You posted under "Residential Building Codes," but you reference R-5 occupancy. There is no R-5 in the IRC, so we need to know what code applies.

Second, if this is an historic row house neighborhood, does that mean that each house is a separate property on a separate lot, and the 2-hour party walls are also on the property lines?

In the 2021 IBC - NJ edition adds a section:

310.6 Residential Group R-5
Residential Group R-5 occupancies shall include all detached one-and two family dwellings not more than three stories in height with a separate means of egress and multiple single-family townhouses not more than three stories in height with a separate means of egress designed and constructed in accordance with the International Residential Code.

So this is a single-family townhouse not more than 3 stories, and I was referencing the 2021 IRC - NJ edition
And yes, each house is a separate property and lot with different owners and the masonry party walls are centered on the property lines.

 

[cdstudio]

No. It must be directly form outside of the Emergency escape and rescue opening

So you need a window with the proper dimensions, and a yard that gets to the public right of way, but it doesn't say you need a way to get from the window to the yard. Is the intent meant for first responders to access the back bedrooms?

 

[Yikes]

Just to clarify, even though the code for EEROs is located in a chapter called "Means of Egress", EEROs are do not constitute a means of EGRESS, they are a means of ESCAPE and RESCUE.
New Jersey UCC (based on the IBC contains this definition:

Means of Egress​

A continuous and unobstructed path of vertical and horizontal egress travel from any occupied portion of a building or structure to a public way. A means of egress consists of three separate and distinct parts: the exit access, the exit and the exit discharge.​

An escape window does not provide for egress travel (unless you count falling out as vertical egress!).

A few other definitions:

YARD. An open space, other than a court, unobstructed from the ground to the sky, except where specifically provided by this code, on the lot on which a building is situated.​

COURT. An open, uncovered space, unobstructed to the sky, bounded on three or more sides by exterior building walls or other enclosing devices.​

 

[Yankee Chronicler]

So you need a window with the proper dimensions, and a yard that gets to the public right of way, but it doesn't say you need a way to get from the window to the yard. Is the intent meant for first responders to access the back bedrooms?

Yes. That's why they are called Emergency Escape and Rescue Openings. The minimum windows dimensions are to accommodate a firefghter wearing a Scott airpack.