Occupancy Classification for Townhouse: R-2 or R-3?

[T-Bird]

R-2: "Residential occupancies containing more than two dwelling units"

If each townhouse is a seperate structure, than it only contains one dwelling unit. That makes it R-3, yes?

 

[fatboy]

It is a townhouse, under the IRC, period. There is no classification.

If one were to build it under the the IBC, then yes, I would call it an R-3.

Exception: 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 not more than three stories above grade
plane in height, shall comply with this code or the International
Residential Code.

 

[Mr. Inspector]

It's not a townhouse if it is not connected to other townhouses.

 

[fatboy]

[A] TOWNHOUSE. A single-family dwelling unit constructed
in a group of three or more attached units in which
each unit extends from the foundation to roof and with open
space on at least two sides.

 

[T-Bird]

It is a townhouse, under the IRC, period. There is no classification.

If one were to build it under the the IBC, then yes, I would call it an R-3.

Exception: 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 not more than three stories above grade
plane in height, shall comply with this code or the International
Residential Code.

For fire flow modification I would need to submit the building under the IBC instead of the IRC.

 

[T-Bird]

It's not a townhouse if it is not connected to other townhouses.

We are proposing groups of 5 townhouses for this development.

 

[T-Bird]

It's not a townhouse if it is not connected to other townhouses.

Yes, this definition is what makes me question weather or not a townhouse could be, or would be, considered R-2

 

[T-Bird]

would the sprinkler system be different IBC vs. IRC?

 

[fatboy]

IRC, you can install a P2904 combination system, off the domestic supply, fraction of the cost of a NFPA 13R.

 

[T-Bird]

would the sprinkler system be different IBC vs. IRC?

It would have to be NFPA13 under the IBC instead of NFPA13D under the IRC? That seems like a big deal.

 

[T-Bird]

IRC, you can install a P2904 combination system, off the domestic supply, fraction of the cost of a NFPA 13R.

But if constructed under the IBC it would have to be NFPA13, correct?

 

[T-Bird]

But if constructed under the IBC it would have to be NFPA13, correct?

no, I see I'm wrong. It would be NFPA 13R

 

[steveray]

I believe somewhere R2 assumes shared egress....They are distinct R3's....Not "joined" R2's...No actual backup for that at this time....

 

[Paul Sweet]

2018 IBC 903.3.1.3 NFPA 13D Sprinkler Systems:
"Automatic sprinkler systems installed in one- and two-family dwellings; Group R-3; Group R-4, Condition 1; and townhouses shall be permitted to be installed throughout in accordance with NFPA 13D."