Restaurant Expansion

[VLADIMIR LEVIN]

I have a client who has a 3400 sf restaurant (A-2), non-sprinklered, in a multi tenant building and is looking to expand his space into the next door space which is 600 sf.
Currently that space is an office (B occupancy). He's asking me if he will have to sprinkler the new space and add additional bathrooms.

My assessment is: (please correct me if I'm wrong)
Classification of work is a change of occupancy.
Per 1011.2.1 EBC, sprinklers are required per Chapter 9 of BC throughout the area where the change of occupancy occurs. (I think in my case this means only the new space and not the entire (new and existing) space.
903.2..1.2 of BC requires sprinklers if the fire area exceeds 5,000 sf, or has an occupant load of 100 or more.
The new space is only 600sf and the occupant load is less than 100, so I don't need to provide a sprinkler system.

Regarding the bathrooms, per 1009.1 EBC, since the A-2 occupancy has a higher plumbing fixture requirements than a B-occupancy I would have to provide extra bathrooms fixtures per the occupant load of the 600 sf space.
Although if you look at it as a Level 2 alteration, I wouldn't need to if the occupant load does not increase by more than 20%

 

[bill1952]

This will be interesting but if the total A2 occupany when expanded would require sprinklers, I think the new area does. My opinion.

 

[classicT]

If the existing space is a B and after the expansion, both the existing space and the new 600sf are an A-2, then the change of occupancy is for both areas. As both areas change occupancy, it is likely that fire sprinklers will be added throughout.

 

[Msradell]

If the existing space is a B and after the expansion, both the existing space and the new 600sf are an A-2, then the change of occupancy is for both areas. As both areas change occupancy, it is likely that fire sprinklers will be added throughout.

I'm missing something here, the existing areas already an A-2 so why are you saying the change occupancy good for both areas?

 

[bill1952]

I thought the existing space was not required to be sprinklered when it was built out, so with no work, no change.

 

[VLADIMIR LEVIN]

I'll pose this question to the NYS Code Division and see what they say.

 

[steveray]

If you are upping the fire area OL past 100 or whatever your threshold is, I would say both areas get sprinklered....

 

[VLADIMIR LEVIN]

If you are upping the fire area OL past 100 or whatever your threshold is, I would say both areas get sprinklered....

Fire area of the entire restaurant or just the new space?
The existing space already has an OL greater than 100 and the space is not sprinklered.
The additional space will increase the OL by +- 35

 

[steveray]

If there is no fire barrier it is all one A2 fire area........

 

[steveray]

701.2 Conformance. An existing building or portion thereof
shall not be altered such that the building becomes less safe
than its existing condition.

 

[Mech]

Will the additional 600 sf space be enclosed with exterior walls or the appropriately rated walls to maintain the fire area below the threshold? Our clients do the bare minimum for fire ratings in mulit-tenant buildings and upgrade as required once the spaces are improved / leased out.

 

[VLADIMIR LEVIN]

Will the additional 600 sf space be enclosed with exterior walls or the appropriately rated walls to maintain the fire area below the threshold? Our clients do the bare minimum for fire ratings in mulit-tenant buildings and upgrade as required once the spaces are improved / leased out.

One of the wall will have an opening to connect the new space to the existing restaurant, so even if the that wall was rated that fire area is no longer contained

 

[JPohling]

The additional A2 occupant load will likely require you to sprinkle not only the entire restaurant area, but the possibly the complete building. We have done that on more than one occasion.

 

[VLADIMIR LEVIN]

The additional A2 occupant load will likely require you to sprinkle not only the entire restaurant area, but the possibly the complete building. We have done that on more than one occasion.

Not in NY

 

[VLADIMIR LEVIN]

The additional A2 occupant load will likely require you to sprinkle not only the entire restaurant area, but the possibly the complete building. We have done that on more than one occasion.

I take back what I said. And you are correct.

I posed the question to NYS Codes Division and they said if the fire area is increase beyond the threshhold listed in the code (5000 sf, or 100 OL) then the entire fire area has to be sprinklered (existing and new).
In my case the sf would be under 5000 but my current OC is greater than 100, and the the additional space would increase it even more. So sprinklers for the existing and new space.

 

[JPohling]

I take back what I said. And you are correct.

I posed the question to NYS Codes Division and they said if the fire area is increase beyond the threshhold listed in the code (5000 sf, or 100 OL) then the entire fire area has to be sprinklered (existing and new).
In my case the sf would be under 5000 but my current OC is greater than 100, and the the additional space would increase it even more. So sprinklers for the existing and new space.

That is what we were trying to tell ya.
I would confirm with your jurisdiction the the addition of sprinklers will only be required at the restaurant suite and not the entire building which is typical.