Industrial complex subdividing property, what happens to the private water main/suppression/alarm systems?

[firefox]

Current base code adoption is the 2012 IFC (with amendments); 2010 NFPA 13 (with amendments); no adoption of NFPA 24;

There is an existing industrial complex with multiple structures on site. Each structure is provided with a fire sprinkler system. Each riser is supplied by a private fire main; the entire complex is also provided with a single fire alarm system with multiple zones.

The property is intending to subdivide itself into multiple parcels. Aside from other issues (such as means of egress from the structures) the situation is now that the private water main will cross multiple parcels in order to provide service to the existing risers.

In my opinion, at minimum an easement would be needed to allow the infrastructure to cross the lot lines. However the bigger concern becomes, who is responsible maintain the private main, and how are they prevented from shutting the water supply off from the utility (street) in order for the independent sprinkler systems to have service. Same goes for the fire alarm system.

I wouldn't think that the only way to reasonable assure that the integrity for a fire alarm and suppression system to be maintained would for them to not but supplied from a different property parcel, even if owned by the same owner in the case of future property sales.

This seems as if there would be an obvious code/rule to point toward, but I haven't yet found it (and likely there is). Any suggestions is greatly appreciated.

 

[e hilton]

Are there valves in the piping that would allow one building to shut off supply to other buildings?

 

[firefox]

Are there valves in the piping that would allow one building to shut off supply to other buildings?

Yes, it is a typical private fire main installation. A pit exists at the curb with the DCDA and two valves, at this point the entire main and subsequently every riser can be shut down. This pit would be located on a different lot than the structures which are protected.

 

[mtlogcabin]

All the issues should be drawn up by an attorney and recorded, similar to a condo association or HOA agreements that detail common uses that are a shared responsibility maintenance and cost. Similar to a subdivision plat with a private water system.
Do you have subdivision plat requirements in your jurisdiction?

 

[Genduct]

Current base code adoption is the 2012 IFC (with amendments); 2010 NFPA 13 (with amendments); no adoption of NFPA 24;

There is an existing industrial complex with multiple structures on site. Each structure is provided with a fire sprinkler system. Each riser is supplied by a private fire main; the entire complex is also provided with a single fire alarm system with multiple zones.

The property is intending to subdivide itself into multiple parcels. Aside from other issues (such as means of egress from the structures) the situation is now that the private water main will cross multiple parcels in order to provide service to the existing risers.

In my opinion, at minimum an easement would be needed to allow the infrastructure to cross the lot lines. However the bigger concern becomes, who is responsible maintain the private main, and how are they prevented from shutting the water supply off from the utility (street) in order for the independent sprinkler systems to have service. Same goes for the fire alarm system.

I wouldn't think that the only way to reasonable assure that the integrity for a fire alarm and suppression system to be maintained would for them to not but supplied from a different property parcel, even if owned by the same owner in the case of future property sales.

This seems as if there would be an obvious code/rule to point toward, but I haven't yet found it (and likely there is). Any suggestions is greatly appreciated.

The Code should not be involved in areas that the Utilities (in this case water) have jusisdiction.
In Philadelphia we have small streets where the City Water Department considers the line that feeds a number of homes as a Private Line (includes sewer and water service)

Sounds like if it is not addressed in their own regs, the State Public Utility Commission, then there may need to be a way to have local municipality "Dedicate" the streets and the utilities.

Legal question. If the municipality doesn.t cooperate then maybe those legal people you hire to sort this out could come up with a co-op legal relationship with the various parcel owners and reduce the fees the city would receive from the individuals. Why allow them to benefit with a higher tax base when they refuse to accept responsibility for the shared streets and utilities?

Just a thought, not legal advice

 

[firefox]

All the issues should be drawn up by an attorney and recorded, similar to a condo association or HOA agreements that detail common uses that are a shared responsibility maintenance and cost. Similar to a subdivision plat with a private water system.
Do you have subdivision plat requirements in your jurisdiction?

All good points. So far planning and zoning has been a bit hands off, I’m working on trying to find out if there are any details within the subdivision control ordinances that may be of help, at least with requiring easements to be established.

 

[firefox]

The Code should not be involved in areas that the Utilities (in this case water) have jusisdiction.
In Philadelphia we have small streets where the City Water Department considers the line that feeds a number of homes as a Private Line (includes sewer and water service)

Sounds like if it is not addressed in their own regs, the State Public Utility Commission, then there may need to be a way to have local municipality "Dedicate" the streets and the utilities.

Legal question. If the municipality doesn.t cooperate then maybe those legal people you hire to sort this out could come up with a co-op legal relationship with the various parcel owners and reduce the fees the city would receive from the individuals. Why allow them to benefit with a higher tax base when they refuse to accept responsibility for the shared streets and utilities?

Just a thought, not legal advice

Thank you. Unfortunately the water utility doesn’t have jurisdiction in this case as it is private property, the utility company doesn’t have rules in place to control anything beyond the DCDA. Because this is a fire line only, the water utility is even less inclined to get involved. The area will remain as private property even when subdivided, no dedications are to be pursued. At this point I’m looking to at least establish easements, but trying to figure out how to require maintenance in perpetuity as well as establishing responsibilities and enforcement for failure to maintain.

 

[Genduct]

Thank you. Unfortunately the water utility doesn’t have jurisdiction in this case as it is private property, the utility company doesn’t have rules in place to control anything beyond the DCDA. Because this is a fire line only, the water utility is even less inclined to get involved. The area will remain as private property even when subdivided, no dedications are to be pursued. At this point I’m looking to at least establish easements, but trying to figure out how to require maintenance in perpetuity as well as establishing responsibilities and enforcement for failure to maintain.

MTlogcabins suggestion was what I had in mind Condo / HOA approach for share responsibilities

I find it hard to believe that the "PUBLIC" Utilities don't have an answer for this situation
Here again there has to be a State Public Utility Commission to help "Guide" these sorts off situations