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New Jersey Rehab - Three Story Five Unit Apartment Egress

A

Arch22yrs

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Jan 28, 2021
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Location
Yardley PA
Regrading the New Jersey Rehab sub code Egress question

This is an existing apartment building; the first floor is a single-family residence; second floor has three apartments and the third floor has one apartment. Since its five units it falls under the IBC and the NJ rehab subcode.

The building is not sprinklered

when you exit the two units on the second floor you enter a long corridor with two means of egress, one directly outside to stairs and the other down a set of interior stairs we'd like to demolish the front stairs and provide a second means of egress out of each unit ... is this acceptable or are two means required in the hallway

Any insight would be helpful...thanks

Rehab sub code states:

310.3 Residential Group R-2 Residential Group R-2 occupancies containing sleeping units or more than two dwelling units where the occupants are primarily permanent.

§5:23-6.26 Basic Requirements--Groups R-2 and R-4

6. A single exit is permitted from floor(s) that are not more than 16 feet above grade provided that each dwelling unit on such floors has an operable window with a sill height of not more than 44 inches. (In community residences for the developmentally disabled, the maximum occupant load, excluding staff, is 12.)

7. A single exit is permitted in buildings that are not more than two stories in height from floors that are more than 16 feet above grade with not more than four dwelling units per floor and exit access travel distance not exceeding 50 feet and with a minimum fire resistance rating of one hour for the exit enclosure and opening protectives and provided that each dwelling unit on such floors has an operable window with a sill height of not more than 44 inches. (In community residences for the developmentally disabled, the maximum occupant load, excluding staff, is 12.)

§5:23-6.26A Supplemental Requirements--Groups R-2 and R-4

the building is not sprinklered and there are no fire walls.
Click to expand...
 
So, if I'm understanding you correctly, you are going to remove one existing stairway and add three individual stairways, one for each 2nd-story apartment, but each 2nd-story apartment unit will still have access to the hallway that leads to the remaining existing stairway. Is this correct?
 
1st Welcome Arch22yrs,

So you have a 5 unit complex
  • 1st floor is one unit
  • 2nd floor is three units
    • You noted 2 units are served currently by a single hallway with two separate exit stairs, but how is the 3rd unit's exit requirements being currently handled, or is that a typo and the 2 should have been 3?
  • 3rd floor is one unit
    • How is the 3rd floor's exit being handled and meet the exit requirements?
The NJ rehab code is it's own entity and the posted section #6 on single exit allow for direct exit out if the floor the units are on are less than 16ft above grade and you meet the window requirement.

I am guessing your question on if you have a single common hallway exit as one part serving each unit and each unit is also served by a second private exit entrance out can you ditch the 2nd stairway to get out.

My first question to you is does each of the 2 separate exit/entrances for the units meet all the M.O.E. requirements for exit discharge? however,

Your direct question of is the hallway itself required to have the two separate M.O.E. out of it comes down to I would think, is this the primary entry exit area or the secondary exit discharge.

My reason is who will be using this common exit, if this is how visitors will be entering and exiting the building to visit, then what happens if a fire starts between the only exit point and the door to the apartment they don't have access to because no one was home and was visiting or making a delivery?

A second exit is required from the common area, not only because each unit needs 2 exit paths out, but the common area needs a 2 exit path out.

If each units primary entrance and exit are the private entrances that Meet M.O.E., and your question is can a exit only common hallway serve as the secondary exit discharge out from each unit and this exit path is only used as the 2nd exit.

From my perspective here on the fence is how are you planning on using this common exit path. If you are treating it as a exit stairwell only, were is the way to back track out if blocked during the exit, and you left your keys on the counter when running out of your apartment.

I guess my long way to say need more information.
 
tbz said:
1st Welcome Arch22yrs,

So you have a 5 unit complex
  • 1st floor is one unit
  • 2nd floor is three units
    • You noted 2 units are served currently by a single hallway with two separate exit stairs, but how is the 3rd unit's exit requirements being currently handled, or is that a typo and the 2 should have been 3?
  • 3rd floor is one unit
    • How is the 3rd floor's exit being handled and meet the exit requirements?
The NJ rehab code is it's own entity and the posted section #6 on single exit allow for direct exit out if the floor the units are on are less than 16ft above grade and you meet the window requirement.

I am guessing your question on if you have a single common hallway exit as one part serving each unit and each unit is also served by a second private exit entrance out can you ditch the 2nd stairway to get out.

My first question to you is does each of the 2 separate exit/entrances for the units meet all the M.O.E. requirements for exit discharge? however,

Your direct question of is the hallway itself required to have the two separate M.O.E. out of it comes down to I would think, is this the primary entry exit area or the secondary exit discharge.

My reason is who will be using this common exit, if this is how visitors will be entering and exiting the building to visit, then what happens if a fire starts between the only exit point and the door to the apartment they don't have access to because no one was home and was visiting or making a delivery?

A second exit is required from the common area, not only because each unit needs 2 exit paths out, but the common area needs a 2 exit path out.

If each units primary entrance and exit are the private entrances that Meet M.O.E., and your question is can a exit only common hallway serve as the secondary exit discharge out from each unit and this exit path is only used as the 2nd exit.

From my perspective here on the fence is how are you planning on using this common exit path. If you are treating it as a exit stairwell only, were is the way to back track out if blocked during the exit, and you left your keys on the counter when running out of your apartment.

I guess my long way to say need more information.
Click to expand...
new-jersey-rehab-three-story-five-unit-apartment-egress.29828
Here's a diagram of the plan
 
Arch22yrs said:
whats a supporting Sawhorse?
Click to expand...
This site has always been self supporting and we welcome all help

Plus the advice normally makes up for the very small cost , plus we welcome answer contributors



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