witt13
Member
Background: I'm the owner of a 95 year old downtown commercial building. We have 2009 IBC. I've read all the posts in the forum about sprinklers.
Request: Some posts fall into the format of : 'here's the situation / now what's required?' but I'd like to ask for more problem solving on this one (as also happens in this forum). How can I solve this problem, given the reality of constraints of time, money and the code?
PROBLEM: The building is 5,000SF but the rear 2,140SF (on alley) is not desirable for commercial use. Too deep for retailers, and office market is weak. Residential is very strong. I'd like to consider converting the back to two residential units. I am building rear as offices but in a flexible way in case I can convert their use. They are separated by 1 hour fire wall from the front. My architect cited 903.2.8 requiring sprinklers for the whole building if any R use. The quote (from a reputable company) for sprinkling the whole building is $55,000, or $25 per square foot for the triggered portion. That doesn't make financial sense; it would work for a much larger building, but small building - no. 1/2 of the cost is to trench and install a new water line down the alley to a nearby street. Then there are risers, cabinets, heat/cool, etc. at the back of the building. A residential fire sprinkler would make financial sense.
I really appreciate all of you experts that have so capably answered many of the other posts and look forward to your inputs!
Request: Some posts fall into the format of : 'here's the situation / now what's required?' but I'd like to ask for more problem solving on this one (as also happens in this forum). How can I solve this problem, given the reality of constraints of time, money and the code?
PROBLEM: The building is 5,000SF but the rear 2,140SF (on alley) is not desirable for commercial use. Too deep for retailers, and office market is weak. Residential is very strong. I'd like to consider converting the back to two residential units. I am building rear as offices but in a flexible way in case I can convert their use. They are separated by 1 hour fire wall from the front. My architect cited 903.2.8 requiring sprinklers for the whole building if any R use. The quote (from a reputable company) for sprinkling the whole building is $55,000, or $25 per square foot for the triggered portion. That doesn't make financial sense; it would work for a much larger building, but small building - no. 1/2 of the cost is to trench and install a new water line down the alley to a nearby street. Then there are risers, cabinets, heat/cool, etc. at the back of the building. A residential fire sprinkler would make financial sense.
I really appreciate all of you experts that have so capably answered many of the other posts and look forward to your inputs!