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Forums» Fire Codes» Firewall - Residential Townhouse commonwall

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Firewall - Residential Townhouse commonwall
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Re: Firewall - Residential Townhouse commonwall By  kdavidthomas

Posts: 0

5/10/2006 2:18:00 PM

Either a 1hr wall or use the exceptions (1/2 gyp with sprinklers or 5/8 lid, draftstopping and the like)
R317.1


   

Re: Firewall - Residential Townhouse commonwall By  jboren

Posts: 0

5/10/2006 2:23:00 PM

*pop*
Is the 2 unit building on a single lot, or is there a property line down the common wall?


   

Re: Firewall - Residential Townhouse commonwall By  jamyler19

Posts: 0

5/11/2006 11:48:00 PM

Yes, there is a property line down the middle.

New development...I was told today that the firewall detail (1 hour) that was approved just 3-4 weeks ago will not be allowed on any other buildings in the subdivision. Instead I need a two hour firewall and a sprinkler system for 3+ units.
The reason I''m told is a state ordinance requiring the 2 hr wall for any attached units. I asked if this was something new but apparently this has been around for a couple of years. How does that work??? I have approved plans, firewall detail, UL detail, etc. saying that I can construct buildings in this manner then all of a sudden I have to redesign and reprice everything??? I''m sure I have to go through another month long approval process also. Sorry for venting.
I am going to ask for documentation and anything else I can get my hands on but does anyone have any suggestions to how I should approach this situation in a calm, reasonable manner?

Thanks,


   

Re: Firewall - Residential Townhouse commonwall By  jamyler19

Posts: 0

5/12/2006 12:01:00 AM

I am currently using the following UL with a fire supression system on the 3+ unit buildings.

BXUV.U341
Fire Resistance Ratings - ANSI/UL 263

My builder met with the fire marshal today and he told him that we need a two hour wall on the two unit building but no sprinkler system. That sounds correct but where can I get the documentation that he is going off of? This would help from having to ask him everything which obviously is counter-productive.


   

Re: Firewall - Residential Townhouse commonwall By  rjc114

Posts: 0

5/12/2006 6:13:00 AM

Jboren, If he''s using the 2000 or 2003 International Residential code, the definition of townhomes does not require that they be separated by property lines at the common walls. We used to be on the 1995 CABO 1 & 2 Family, and that code did include the property line requirement for a townhouse.


   

Re: Firewall - Residential Townhouse commonwall By  cof

Posts: 0

5/12/2006 12:04:00 PM

Well newby you have just opened Pandora''s box; if you want to read the protracted answer to your question you can find it in the non-structural section of this site.
As I see it the short answer is this. First if only two units are adjoining each other the term ''townhouse'' is a misnomer since townhouses involve groups of three or more units.
If there is no lot line between the ''dwelling units''; you have a two family ''dwelling'' and the required separation between the two units is a one hour ''dwelling unit separation'', see Section R-317.1, there is an exception for sprinklers.
If there is a lot line between the ''dwellings'' then you have two adjacent dwellings and the required separation is either two adjacent 1 hour walls (Section R-302) or if you want you can use Section R-104.11 to allow you to use an alternate method; the exception to Section R-317.2 in order to use a single 2 hour common wall.
The discussion on the other thread will be an in- depth discussion of the symantics of the code requirements of your question.
Hope this helps.


   

Re: Firewall - Residential Townhouse commonwall By  jboren

Posts: 0

5/12/2006 4:08:00 PM

I like your summary. cof... and solution (R104.11)


   

Re: Firewall - Residential Townhouse commonwall By  cof

Posts: 0

5/15/2006 6:32:00 AM

Thanks, over the years I have found 104.11 very helpful.


   

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