Is NFPA 13R OK for Any Type of Live/Work?

1/18/2024

I am working on a permit for a 1,500 sqft (750 sqft/ floor) new construction live/work building R-2 in California (2022 California Building Code, which is based on IBC). It has a 1-bedroom apartment above with only "work" space below.

The building code allows for Live/Work R-2 to be protected with NFPA 13R. In the building code the only uses not allowed in the "work" area of Live/work are Group H & S.

Where all of this gets hazy is that I interpret the code as 13R being allowed to protect this whole building regardless of use except for uses S or H.

For instance would a small pizza joint be allowed in this "work" space as long as it did not have special hazards that would require an ANSL or NFPA 13 system?

Or is Live/Work with 13R just purely limited to office, barber, professional space, etc.?

From multiple angles I am trying to understand the true limits of Live/work when there are no local ordinances that limit the "work" space use except S & H.

Thanks in advance.

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7 Comments

Jesse

1/18/2024 08:10:48 am

I would consider the "work" portion of live / work to be incidental and Light Hazard. The pizza place you refer to is OH1 in the service area. I wouldn't consider this applicable

Joe

1/18/2024 09:35:07 am

The live/work projects we have worked on were required to be designed to OH2 due to a potential M or Mercantile Occupancy. Light Hazard or OH1 would also be allowed within the live/work units.
However if the R2 areas are properly fire separated from the M/S/H occupancies of the unit, the fire sprinkler demand for the work area would typically be based on room design method which is typically smaller and less demanding than the area density requirements.
The R2 areas could be designed according to 13R, again only with proper fire separation.
The problem was not being able to install CPVC pipe within the work areas (Ordinary Hazard), we had to install Steel or Copper Piping.

Anthony

1/18/2024 10:04:58 am

In the hundreds of such mixed use buildings I've designed over the years I have always approached the process as such: "R" = residential, everything else is commercial. At best you have a ground floor that is NFPA13 and an upper floor, as long as the minimum fire separation is met, as NFPA 13R.
In the dozens of AHJ's that I have worked with I have yet to meet any who would accept 13R to cover any commercial use. Nonetheless there is always that " one guy" so I strongly recommend that you talk with the project AHJ for their input before you expend any more energy.

Nick Zmay

1/18/2024 11:18:18 am

After researching more:

[F] 903.3.1.2 NFPA 13R Sprinkler Systems (Also in NFPA13)
Automatic sprinkler systems in Group R occupancies shall be permitted to be installed throughout in accordance with NFPA 13R as amended in Chapter 35 where the Group R occupancy meets all of the following conditions:
NFPA 13R
6.2.2 Outside Dwelling Units
6.2.2.2 The following types of spaces shall be permitted to be protected by residential sprinklers in accordance with Section 7.1: Ordinary-hazard areas in accordance with 7.2.4.1

7.2.4.1 Residential sprinklers shall be permitted to be used in ordinary-hazard areas that meet the following conditions:
The area is compartmented into 500 ft2 or less by 30-minute fire-rated construction.
The sprinklers are spaced at 130 ft2 per sprinkler.
Openings have a lintel at least 8 in. in depth.
The total area of openings, excluding any overhead garage doors that open to the exterior, does not exceed 50 ft2 for each compartment.
Discharge densities are in accordance with NFPA 13 for ordinary-hazard.

James Art, FPE

1/24/2024 01:05:45 pm

Hey, Anthony!

This is a little tricky,
I believe the issues are NOT just whether the AHJ will accept it,
or the code allows a weaker system, designed mostly to enhance people exiting ("Life Safety System)
but also whether the system is capable of controlling or extinguishing a fire?
Certainly something is better than nothing,
but many Live/Work Occupancies,
esp. Artist Studios
can resemble paint shops but without booths or proper electrics,
or Woodworkers without dust collection.
Tenants can change, and Housekeeping can vary.

Dan Wilder

1/18/2024 03:39:00 pm

Strictly from the IBC path...

Section 419 for Live/Work Units
419.1 General.
A live/work unit shall comply with Sections 419.1 through 419.9.

419.2 Occupancies.
Live/work units shall be classified as a Group R-2 occupancy. Separation requirements found in Sections 420 and 508 shall not apply within the live/work unit where the live/work unit is in compliance with Section 419. Nonresidential uses that would otherwise be classified as either a Group H or S occupancy shall not be permitted in a live/work unit.

[F] 419.5 Fire protection.
The live/work unit shall be provided with a monitored fire alarm system where required by Section 907.2.9 and an automatic sprinkler system in accordance with Section 903.2.8.

[F] 903.2.8 Group R.
An automatic sprinkler system installed in accordance with Section 903.3 shall be provided throughout all buildings with a Group R fire area.

[F] 903.3 Installation requirements.
Automatic sprinkler systems shall be designed and installed in accordance with Sections 903.3.1 through 903.3.8.

[F] 903.3.1.2 NFPA 13R sprinkler systems.
Automatic sprinkler systems in Group R occupancies up to and including four stories in height in buildings not exceeding 60 feet (18 288 mm) in height above grade plane shall be permitted to be installed throughout in accordance with NFPA 13R.

By that path of code sections, the entire space can be designed with 13R. Inside dwelling units per 7.1 and the other spaces will comply with 7.2 for Outside the dwelling unit with either QR or Res sprinkler types and the discharge densities per 13 (so a 4 head calc at a .15 or .2 density) as Nick posted.

Todd E Wyatt

1/22/2024 05:26:10 pm

Live/work units are classified as a Group R-2 Occupancy Classification (OC) per the scoping Code (2022 California Administrative Code) which requires NFPA 13 or permits NFPA 13R if it meets the (4) conditions of 903.3.1.2.

REFERENCES
2022 California Administrative Code

Chapter 9 Fire Protection and Life Safety Systems
Section 903 Automatic Sprinkler Systems
903.2 Where Required
Approved automatic sprinkler systems in new buildings and structures shall be provided in the locations described in Sections 903.2.1 through 903.2.12 and Sections 903.2.14 through 903.2.21.
903.2.8 Group R
An automatic sprinkler system installed in accordance with Section 903.3 shall be provided throughout all buildings with a Group R fire area.

903.3 Installation Requirements
Automatic sprinkler systems shall be designed and installed in accordance with Sections 903.3.1 through 903.3.9.
903.3.1 Standards
Sprinkler systems shall be designed and installed in accordance with Section 903.3.1.1 unless otherwise permitted by Sections 903.3.1.2 and 903.3.1.3 and other chapters of this code, as applicable.
903.3.1.1 NFPA 13 Sprinkler Systems
Where the provisions of this code require that a building or portion thereof be equipped throughout with an automatic sprinkler system in accordance with this section, sprinklers shall be installed throughout in accordance with NFPA 13 as amended in Chapter 35 except as provided in Sections 903.3.1.1.1 through 903.3.1.1.3.
903.3.1.2 NFPA 13R Sprinkler Systems
Automatic sprinkler systems in Group R occupancies shall be permitted to be installed throughout in accordance with NFPA 13R as amended in Chapter 35 where the Group R occupancy meets all of the following conditions:
1. Four stories or fewer above grade plane.
2. The floor level of the highest story is 30 feet (9144 mm) or less above the lowest level of fire department vehicle access.
3. The floor level of the lowest story is 30 feet (9144 mm) or less below the lowest level of fire department vehicle access.
4. The number of stories of Group R occupancies constructed in accordance with Sections 510.2 and 510.4 shall be measured from grade plane.

Chapter 3 Occupancy Classification and Use
Section 310 Residential Group R
310.3 Residential Group R-2
Residential Group R-2 occupancies containing sleeping units or more than two dwelling units where the occupants are primarily permanent in nature, including: Live/work units

Section 508 Mixed Use and Occupancy
508.5.7 Fire Protection
The live/work unit shall be provided with a monitored fire alarm system where required by Section 907.2.9 and an automatic sprinkler system in accordance with Section 903.2.8.

Is NFPA 13R OK for Any Type of Live/Work?

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