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Sprinkler requirement

S

spabilove

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Joined
Mar 16, 2024
Messages
13
Location
Virginia
Please help me with this issue. Recently, I faced a similar situation with another project and successfully avoided the sprinkler requirement.

To long story short, I am working on an assembly use with Construction Type 2 provided with existing 8” CMU demising walls on both sides. Regrettably, I overlooked the fact that this county still adheres to the 2015 IBC code, and only reviewed the fire area requirement, which is just under 5000 sq ft with 120 occupants. The reviewer insists on sprinklers due to the occupancy exceeding 100.

Reviewer comment; Occupant of the proposed space exceeds 99 occupants. An automatic sprinkler system shall be provided in compliance with section 903.2.1.2 of IBC, 2015, and section 1004 &section 1011 of IEBC, 2015. Revise and resubmit.

As I mentioned earlier, I have another project over 7000 sq ft where, according to 2015 IBC 707.3.10, providing a 2-hour horizontal fire barrier exempted the need for sprinklers. Could I pursue a similar approach here, or are there alternative methods to avoid the sprinkler requirement? I am urgently seeking options as I overlooked this critical detail as an architect. Thank you for your assistance.
 
What difference would a 2-hour horizontal fire barrier make? Would that be below or above the space you are dealing with?

And why are you (and the reviewer) looking at the 2015 codes when Virginia has adopted the 2021 I-Codes?
 
This project is located in Maryland, and this county has adopted the 2015 IBC codes. I meant to say, to provide a 2-hour vertical barrier to separate the space and reduce the fire area.
 
I don't know what county it is, and UpCodes only has Baltimore County, which is based in the 2018 I-Codes. The 2015 IBC offers this for A-2 occupancies:

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For A-1 and A-3, change 5,000 s.f. to 12,000 s.f., and change 100 occupants to 300 occupants. Since you are asking about a 5,000 s.f. fire area, I'll assume it's an A-2.

The requirement applies "where one of the following conditions exists." That means keeping the fire area below 5,000 s.f. doesn't help if the occupant load is 100 people or greater. If it's an A-2 occupancy, a significant portion must be tables and chairs. If I look at 4,000 s.f. at a ratio of 1:15, that's 266 people. Even 3,000 s.f at 1:15 yields an occupant load of 200 people -- plus the occupant loads of support areas. Since the occupant load of 100 or more is a separate requirement, creating a fire barrier to reduce the area to 5,000 s.f. won't remove the sprinkler requirement.
 
Morning,
We made an addition to an existing A-2 in 2014. Building department said we did not need automatic sprinkler system at the time. Code official comes back 6 years later and says we need to retro-fit! Yikes, it would put me out of business and destroy the interior.

Tried alternate route solutions but officials are tough. If we sealed off basement of 2,304 feet with two staircase exits to an expansive parking lot we would endanger the staff and vendors delivering food and beverage for storage downstairs. I recommended sprinklers in the basement and they rejected that. Code was changed due to Station Nightclub fire and we are not a nightclub, we are an existing fine dining restaurant with occupancy of 126 including the bar and lounge and the assembly area absent the kitchen and prep area is approximately 2,450 square feet which provides over 19' area per chair and the basement is exclusive to storage, the assembly area is dining with an adjacent kitchen and prep area. Second floor is 680 square feet and seldom used. It is for storage, employee bathroom and change room for staff.

I know we trigger 903.2.1.2 on occupancy and square footage, (slightly) and the codes we used were 2009. New Jersey adopted the codes around 2008. The intent of the code was not to retrofit every restaurant, bar and tavern with sprinklers. Help..
thanks
 
CENZINO589 said:
Morning,
We made an addition to an existing A-2 in 2014. Building department said we did not need automatic sprinkler system at the time. Code official comes back 6 years later and says we need to retro-fit! Yikes, it would put me out of business and destroy the interior.
Click to expand...

What code official is now saying you need sprinklers, building official or fire marshal?

What code is he/she citing, and what section of the code is he/she citing?

Is he/she claiming that the code has changed since six years ago, or is he/she claiming that there was a violation six years ago and the permit and certificate of occupancy should not have been issued?
 
And, how did they notice now that it didn't comply? Is there a change of use? Small remodel that needed a permit? Annual inspection? Complaint?
 
Yankee Chronicler said:
What code official is now saying you need sprinklers, building official or fire marshal?

What code is he/she citing, and what section of the code is he/she citing?

Is he/she claiming that the code has changed since six years ago, or is he/she claiming that there was a violation six years ago and the permit and certificate of occupancy should not have been issued?
Click to expand...
HI
The code changed nationwide after the Station Fire in Rhode Island. We are not a night club and when we got our CO in 2015 without sprinklers after an addition all was good. Building Department came back 6 years later and said he was cleaning up the mess from the prior guys and wants me to retrofit the building..huge cost and not needed. NJAC 903.2.1.2 and NJAC 5:23-2.30 and 5:23-2.35 cited.
I prevailed in county board of appeals three years ago with a provision they might come back with a different code violation..they did..
What if enforcement of a code, namely sealing off the basement with a self closing door creates a hazard for staff and vendors delivering?
Thanks Yankee
 
I know Massachusetts retro'd a lot of stuff after the Station Fire and they had a few years to come into compliance...Not sure how Jersey works...If they admitted that the previous folks messed something up, I would consider lawyering up...903.2.1.2 seems to be "new" code.....
 
CENZINO589 said:
HI
The code changed nationwide after the Station Fire in Rhode Island. We are not a night club and when we got our CO in 2015 without sprinklers after an addition all was good.
Click to expand...

Under what code? And what year? This matters.

CENZINO589 said:
Building Department came back 6 years later and said he was cleaning up the mess from the prior guys and wants me to retrofit the building..huge cost and not needed. NJAC 903.2.1.2 and NJAC 5:23-2.30 and 5:23-2.35 cited.
Click to expand...

What year code did he cite? The current code, or the code under which the addition was constructed?

Again, this matters.
 
It looks like the A-2 sprinkler threshold was reduced from 300 to 100 in the 2006 IBC. Sprinklers should have been required then.
 
Thanks to all for taking the time..the code in NJ is dedicated to A-2 Nightclubs only..we are not a nightclub so the code doesn't apply because we are an existing building, subject to NJ Rehab?
Does anyone know WHEN the building codes changed to 5,000 sq ft to trigger sprinklers? I can't seem to find it.
thanks
 
Yankee Chronicler said:
Under what code? And what year? This matters.



What year code did he cite? The current code, or the code under which the addition was constructed?

Again, this matters.
Click to expand...
We used the 2009 codes for the rehab.
Paul Sweet said:
It looks like the A-2 sprinkler threshold was reduced from 300 to 100 in the 2006 IBC. Sprinklers should have been required then.
Click to expand...
NJ adopted in 2007 with the proviso that is must be a Nightclub..we are not a nightclub as per net square footage
 
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