Sprinkler Required?

[BayPointArchitect]

See attached illustration.

Given:

2012 IBC and 2012 IRC codes
Single family homes and duplexes are not required to be sprinkled according to a local amendment
Type VB (000) construction
Our state law requires a design professional to be employed for anything more than a four-plex
Five dwelling units separated by four fire walls per IBC 706
I am the authority having jurisdiction

Purely academic questions:
1) Does this building need to be sprinkled? I would say that maybe the two-hour fire-wall separate this into five single family homes. And a single family home does not need to be sprinkled.
2) Does this building need to have a design professional involved? Again I would say that maybe the two-hour fire walls separate this into five single family homes. And a single family home does not require an architect or structural engineer or fire protection engineer, etc.
3) If you say that this group of five single family homes does not require a sprinkler or an architect, then can this recipe be used for any perpetual number of units? A thousand units side-by-side for eight miles long?

See attached illustration.

Thank you!

- - - - - - - - - - - - - - - - - - - - - - -
ICC Certified Plan Reviewer
NFPA Certified Fire Plan Examiner

 

[cda]

See attached illustration.

Given:

2012 IBC and 2012 IRC codes
Single family homes and duplexes are not required to be sprinkled according to a local amendment
Type VB (000) construction
Our state law requires a design professional to be employed for anything more than a four-plex
Five dwelling units separated by four fire walls per IBC 706
I am the authority having jurisdiction

Purely academic questions:
1) Does this building need to be sprinkled? I would say that maybe the two-hour fire-wall separate this into five single family homes. And a single family home does not need to be sprinkled.
2) Does this building need to have a design professional involved? Again I would say that maybe the two-hour fire walls separate this into five single family homes. And a single family home does not require an architect or structural engineer or fire protection engineer, etc.
3) If you say that this group of five single family homes does not require a sprinkler or an architect, then can this recipe be used for any perpetual number of units? A thousand units side-by-side for eight miles long?

See attached illustration.

Thank you!

- - - - - - - - - - - - - - - - - - - - - - -
ICC Certified Plan Reviewer
NFPA Certified Fire Plan Examiner

Would have to see all the language on when fire sprinklers are required.

Ours says three or more.

Is there a property line through each of them???

 

[steveray]

OR MORE.....infinity.....around here anyway...

[RB] 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 a yard or
public way on not less than two sides.

 

[fatboy]

I would agree with steveray, get out of the IBC, you are describing an townhouse. IRC land.

Go for it, sprinkler free!

 

[BayPointArchitect]

Yes, this is a townhouse.

Do the laws of physics and fire respond differently to the existence of a property line? Or does a fire wall function the same without a magical property line there to support it?

Meanwhile, our codes read exactly the same as yours.

Single family home and duplex = IRC = no sprinkler.

Three or more units = IBC = sprinklers per IBC 903.

Now back to my original question.

 

[cda]

My understanding of a “townhouse” is that there are property lines dividing each single family home. And while this “apartment building” would be constructed exactly like a townhouse, all five units are located on a single property.

Do the laws of physics and fire respond differently to the existence of a property line? Or does a fire wall function the same without a magical property line there to support it?

Meanwhile, our codes read exactly the same as yours.

Single family home and duplex = IRC = no sprinkler.

Three or more units = IBC = sprinklers per IBC 903.

Now back to my original question.

So is the developer / architect
Labeling this as apartments?!!


Or What???

 

[BayPointArchitect]

CDA

There is no architect. There is no developer. This is an academic question.

I would call it five dwelling units separated by four fire walls.

Sprinkled or non-sprinkled?
What do you think?

 

[cda]

CDA

There is no architect. There is no developer. This is an academic question.

I would call it five dwelling units separated by four fire walls.

Sprinkled or non-sprinkled?
What do you think?

I would say it matters on occupancy classification

Some —- sprinklers are required

Some—- per your ordinance not required

Hard to give an answer without a classification

 

[BayPointArchitect]

I agree CDA. It is a building with five driveways. It is a townhouse. So how would you classify this structure in order to avoid the fire sprinkler requirement AND having to pay an architect $5,000 to design, draw, and detail it?

- - - - - - - - - - - - - - - -

ICC Certified Plan Reviewer
NFPA Certified Fire Plan Examiner

 

[steveray]

How is your IBC Ch. 1?

[A] 101.2 Scope. The provisions of this code shall apply to
the construction, alteration, relocation, enlargement, replacement,
repair, equipment, use and occupancy, location, maintenance,
removal and demolition of every building or
structure or any appurtenances connected or attached to such
buildings or structures.
Exception: Detached one- and two-family dwellings and
multiple single-family dwellings (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 the International Residential Code.

 

[cda]

I agree CDA. It is a building with five driveways. It is a townhouse. So how would you classify this structure in order to avoid the fire sprinkler requirement AND having to pay an architect $5,000 to design, draw, and detail it? - - - - - - - - - - - - - - - - ICC Certified Plan Reviewer NFPA Certified Fire Plan Examiner

 

[cda]

I agree CDA. It is a building with five driveways. It is a townhouse. So how would you classify this structure in order to avoid the fire sprinkler requirement AND having to pay an architect $5,000 to design, draw, and detail it? - - - - - - - - - - - - - - - - ICC Certified Plan Reviewer NFPA Certified Fire Plan Examiner

Don’t call it an apartment

Can you post the entire code section that says fire sprinklers are not required

 

[fatboy]

Looks like a town house, sounds like a townhouse, must be a townhouse. Lives in the IRC by the Scope:

R101.2 Scope. The provisions of this code 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 not more than three stories above
grade plane in height.

If by interpretation, you want to say three townhouses equals IBC, then why did the IRC go to great lengths to segregate multiple townhouses from the IBC?

Why not call the scoping "detached one-two and three family dwellings, or four, or five"?

I had this same argument with the Colorado State Electrical Board Inspection Supervisor.

My view, 5 townhouses is 5 townhouses, not a 5-plex.

JMHO

 

[BayPointArchitect]

My conclusion is this:

Anything built like a townhouse will be governed as a townhouse no matter what you call it.

Nebraska State Building Code (and local amendment) deletes IRC section R313 that would otherwise require a fire sprinkler system.

Thanks everyone for your help!