I have an older two story hotel that is being converted to apartments. 13r system.

[SprinklerDesigner2]

An existing 60 plus year old building that used to be a hotel but is now being converted to monthly rental apartments.

Per the architect and local building officials the building needs to be equipped with sprinklers installed per 2019 Edition of NFPA #13R.

With the exception of only the walkway and stairs serving the second floor apartments all construction is non-combustible consisting of concrete roof deck, concrete block walls with concrete panel flooring separating the first and second floor.

You can't clearly see it in the photo but the ONLY combustible construction is the walkway giving access to the second floor apartments. As noted the walkways are constructed using 2x8 open wood joists having wood planks on top for the walkway. Standing under the walk you can see the wood joists by just looking up.

If we were dealing with just 13R I wouldn't have to worry about sprinklers protecting the walkway but we have the 2019 Edition of the IBC and the way I read that is sprinklers will be required at a minimum protecting the underside of the but what about the dry sidewall sprinklers protecting the second floor level?

In case you are curious these "apartments" will all be 12'x21' one room studios with a small 40 sq ft bathroom in each one. Kitchen consists of a small sink, two hot plates and a plug to plug in the coffee pot. Two sidewalls behind soffits will protect the apartment while I would use one of Tyco's residential sidewalls to protect the walkway which I show as red dots.

I think both levels of dry sidewalls are required but what are your thoughts?

 

[cdafd]

May also be required per ibc, as an exterior walkway/ balcony.

I need to find the correct term in IBC

 

[SprinklerDesigner2]

The "building" itself isn't Type V construction.

The building does not have any balconies, decks or patios that serve individual dwelling units.

Is the walkway considered an "Open-ended corridor"?

I find Section 1027.6 Exception 3 to be about as clear as mud.

Just to make it clear I am not a registered architect and as a matter of strict policy I always go to the architect of record to for answers having anything to do with the building code. It's like a sprinkler designer determining on his own if a residential hotel should have sprinklers per NFPA #13 or #13R. In my opinion a designer should never make this sort of a decision as that would be practicing architecture without a license.

I have a strong feeling I will install the dry sidewalls just to cover my rear end if I don't get an answer from the registered architect of record because something like that should never be my call. If someone else wants to try to cut corners they can have the stupid job.

 

[cdafd]

no not an open end

I was thinking this section required sprinklers, but no:::


Section 1021 Egress Balconies


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1021.1 General

Balconies used for egress purposes shall conform to the same requirements as corridors for minimum width, required capacity, headroom, dead ends and projections.

1021.2 Wall Separation

Exterior egress balconies shall be separated from the interior of the building by walls and opening protectives as required for corridors.
Exception: Separation is not required where the exterior egress balcony is served by not less than two stairways and a dead-end travel condition does not require travel past an unprotected opening to reach a stairway.


1021.3 Openness

The long side of an egress balcony shall be at least 50 percent open, and the open area above the guards shall be so distributed as to minimize the accumulation of smoke or toxic gases.

1021.4 Location

Exterior egress balconies shall have a minimum fire separation distance of 10 feet (3048 mm) measured at right angles from the exterior edge of the egress balcony to the following:

Adjacent lot lines.
Other portions of the building.
Other buildings on the same lot unless the adjacent building exterior walls and openings are protected in accordance with Section 705 based on fire separation distance.

For the purposes of this section, other portions of the building shall be treated as separate buildings.

 

[cdafd]

OPEN-ENDED CORRIDOR. An interior corridor that is open on each end and connects to an exterior stairway or ramp at each end with no intervening doors or separation from the corridor.

https://up.codes/viewer/alabama/ibc-2015/chapter/2/definitions#open-ended_corridor

 

[cdafd]

If 13r design, I would say the protection is not required