Furniture store in existing building

[kurt999]

Hello,

2015 IBC & IEBC
Proposed project is a currently operating furniture store -- almost entirely showroom space -- very small receiving area where unpacking occurs
Freestanding building, approx. 16,000 SF single story with partial basement (unused except for storage).
IIIB construction type (interior and exterior walls are masonry)

I had an owner of a furniture call me and let me know that the City had informed him that his building is not code compliant due to the lack of sprinklers or other fire safety measures within the M occupancy furniture store.
The Owner has been operating for 6 months or so, and I think a routine fire marshal inspection has initiated the discussion about fire protection.
There have been several businesses previously operating in the building at hand -- originally, it was a furniture store, then a NAPA auto parts store, and most recently, a consignment store. So, all M occupancies.

The Owner put in new flooring, but no other remodeling -- he really just moved in and started using it.
No change of occupancy, and no renovations / structural changes.

So I'm trying to figure out what -- if anything -- the Owner actually needs to do in this scenario. I did speak briefly with the City -- their position seems to be that the Owner may be able to get around the sprinkler requirement, but they weren't clear as to how. The City is good to work with, but I'm not really sure where they are coming from on this one. They did mention splitting up the building into fire areas -- per 907.2.7, fire areas can only be 5000 SF with no sprinklers for M occupancies with upholstered furniture display.

Would the 907.2.7 fire area requirement constitute a change in occupancy? If not, I'm leaning toward the Owner needing to only satisfy the IEBC requirements, which in this case would be very minimal.

Anything thoughts on this? I'd appreciate your input.

 

[Yankee Chronicler]

The complete history of the building is essential.

IMHO, if someone says a sprinkler system is required, I want to ask who said that, and what code sections they are citing when saying that. The general rule is that if the original construction didn't require sprinklers, then sprinklers aren't required today UNLESS some change in occupancy triggers a requirement for sprinklers.

Then you need to trace the changes of use and occupancy to determine whether any previous changes of use or occupancy might have triggered a requirement for sprinklers.

I'm not sure why IBC 907.2.7 has anything to do with the question. Section 907 addresses alarm and detection systems, not sprinklers. I think you are referring to 903.2.7. Under that section, the reference to fire areas is in #1, which addresses any M occupancy with a fire area exceeding 12,000 s.f. But the discussion of upholstered furniture is in #4, and that doesn't mention fire areas. It says:

4. A Group M occupancy used for the display and sale of upholstered furniture or mattresses exceeds 5,000 square feet (464 m2).

Since #1 explicitly mentions "fire area" and #4 does not, I believe that #4 doesn't care if the occupancy is subdivided into fire areas or not. The 2015 IBC Commentary for 903.2.7 says (in part):

Note that, as with Group F-1 occupancies, the criteria is written such that any Group M occupancy, not the fire area, over 5,000 square feet (464 m2) used for the display and sale of upholstered furniture and mattresses shall be sprinklered throughout. This is regardless of the quantity of upholstred furniture and mattresses actually available for purchase. . . .

[emphasis added]

 

[JPohling]

sprinklers are required

 

[steveray]

A change from some other M to M upholstered furniture is a Change of Occupancy and can require sprinklers...

 

[mtlogcabin]

The definition requires the suppression system or smaller fire area due to the upholstered furniture.

2018 IEBC

[A] CHANGE OF OCCUPANCY. A change in the use of a building or a portion of a building that results in any of the following:

1. A change of occupancy classification.

2. A change from one group to another group within an occupancy classification.

3. Any change in use within a group for which there is a change in application of the requirements of this code.

 

[Mr. Inspector]

This was always a hard one especially for used furniture and antique stores.

 

[kurt999]

Yankee Chronicler -- I did indeed note the wrong section. Also, excellent point about Item #4 -- I believe I read "fire area" where it does not actually say that.
Steveray -- I believe you are correct.
Mtlogcabin -- thanks for pointing out that section --

I appreciate the insight and direction -- thank you!

 

[JPohling]

We do multiple national mattress chains across the country and I have had to pull the plug on many potential lease areas due to lack of fire sprinklers. It is unfortunate that this has gotten to where it has. I cannot imagine either the fire department and or the insurance company allowing this occupancy to continue.

 

[mtlogcabin]

This was always a hard one especially for used furniture and antique stores.

Antique upholster furniture does not consist of a lot of plastics and not a real big concern like todays foam furniture.

 

[Mr. Inspector]

Antique upholster furniture does not consist of a lot of plastics and not a real big concern like todays foam furniture.

Regulations for fire resistance upholstery did not start till 1950

 

[ICE]

Upholstered furniture in a residential setting is hazard ... think couch fires ... people don't fall asleep with a lit cigarette in a furniture store. The fuel load from furniture upholstery is negligible compared to a Goodwill store.