Adams House notesHi Louis
I am struggling with an egress and sprinkler issue at Adams. We are proposing 1 exit out of the the 2 upper apartments which is allowed under certain conditions in the IBC code. My issue
is that they have long travel distances- 70 feet- and I am pretty sure those travel distances are only allowed with a 13R sprinkler system, not a 13 D system.
The MA code allows all R uses to have 13D systems if they are less than 12,000 square feet and no more than 3 dwelling units. We qualify for this size and height. My question is that
it seems that the IBC sections that allow 1 exit based on limiting the travel distance to 125 feet, are not superseded by the MA code. The MA sections that override the IBC are not
the ones that regulate the travel distances. Is this correct? If so, we will need to modify the newly installed 13D system and install a 13R system.
Even with 13R, 1021 limit in IBC is
Here is my analysis.
The Mass code states that Sections 903.2.1 through 903.2.10 are superseded by the Mass code amendments. These sections are the ones that allow the use of 13D systems in R uses less
than 3 dwelling units and 12,000 sf. The IBC sections that control travel distances and single exit spaces are 1021.1 and Table 1021 are not part of the MA superseded sections. Section
1021.1 and Table 1021 are not amended by the Mass code.
IBC Section 1021 Number of Exits and Continuity, Table 1021.2: A 3rd story R use apartment is allowed but only if 13R sprinklers are installed. Other requirements that we can meet in
table 1021 are these: travel distance is less than 50 feet, not more than 4 dwelling units on the 3rd floor. However, it appears we can have a travel distance or 125 feet based on the
section below.
IBC Section 1021.1 Number of Exits and Continuity, Exception 4 states “ In Group R-2 and R-3 occupancies, one means of egress is permitted within and from individual dwelling units with
a maximum occupant load of 20 where the dwelling uint is equipped throughout with an automatic sprinkler system in accordance with Section 903.3.1.1 or 903.1.2 These sections are for
a 13 or 13R system.
The commentary goes on to say “ In Group R2 buildings with multistory dwelling or sleeping units, the means of egress from a dwelling or sleeping unit is typically permitted to be from
one level only. In a Group R2 apartment building, if the unit has an occupant load of 20 or less, the building is sprinklered with an NFPA 13 or 13R system and the common path of travel
from the most remote point on any level to the exit door from the unit itself 125 feet maximum, that unit may have only one means of egress.
Once the occupants exit the unit itself, they must be outside or have access to 2 means of egress. Our exit would place the occupants outside.
The Mass code states that Sections 903.2.1 through 903.2.10 are superseded by the Mass code amendments. These sections are the ones that allow the use of 13D systems in R uses less
than 3 dwelling units and 12,000 sf. The IBC sections above, 1021.1 and Table 1021 are not part of the superseded sections. 1021.1 and Table 1021 are not amended by the Mass code.
Maybe I am wrong about this and the MA code has a blanket allowance for 13D systems in buildings that meet the MA criteria- I just cant quite figure it out. Any help would be appreciated.
Once I settle this question I can tell Max the requirements for fire separations.