Townhome automatic sprinkler questions

[palikona]

Hi,

I'm currently designing a project with 4 separate townhome buildings, each with four 3 story units. At first, the client and I decided to have an automatic sprinkler system installed. Now he's having second thoughts, so I wanted to make sure I understand the difference between having one and not having one, since I've always designed projects with one.

-I understand the demising walls will have to be 2 hour rated instead of 1 hour rated. Do those 2 hour walls have to extend past the building envelope if you have two inset exterior decks that are near each other, but are in separate units?
-On the exterior, do you have to maintain a distance from the 2 hour wall to a nearby window or opening?
-The buildings are 15' apart at the narrowest. Is that problematic without a sprinkler system? Does that trigger a reduction in window openings?
-The client wants a fire pit and bbq on the roof deck of each unit. Does that trigger the need for automatic sprinklers?

Are there other ramifications as a result of this potential change that I should consider?

Thanks for your help!

 

[Joe.B]

I just did a quick search and it doesn't look like they're are any exceptions to sprinkler system requirements in Colorado codes for new construction. I would assume you're looking to design this using the residential code so here are references from that code.

Section R313 Automatic Fire Sprinkler Systems

R313.1 Townhouse Automatic Fire Sprinkler Systems
An automatic sprinkler system shall be installed in townhouses.
Exception: An automatic sprinkler system shall not be required where additions or alterations are made to existing townhouses that do not have an automatic sprinkler system installed.

R313.1.1 Design and Installation
Automatic sprinkler systems for townhouses shall be designed and installed in accordance with Section P2904 or NFPA 13D.

 

[palikona]

I just did a quick search and it doesn't look like they're are any exceptions to sprinkler system requirements in Colorado codes for new construction. I would assume you're looking to design this using the residential code so here are references from that code.

Section R313 Automatic Fire Sprinkler Systems

R313.1 Townhouse Automatic Fire Sprinkler Systems
An automatic sprinkler system shall be installed in townhouses.
Exception: An automatic sprinkler system shall not be required where additions or alterations are made to existing townhouses that do not have an automatic sprinkler system installed.

R313.1.1 Design and Installation
Automatic sprinkler systems for townhouses shall be designed and installed in accordance with Section P2904 or NFPA 13D.

Ok, so there’s no question. We need to install a automatic sprinkler system? Is there anything stating that if you’re under a certain SF, you don’t have to?

Thanks!

 

[Joe.B]

Ok, so there’s no question. We need to install a automatic sprinkler system? Is there anything stating that if you’re under a certain SF, you don’t have to?

Thanks!

The only exception is the one quoted above.

There are probably multiple ways to view the codes for your state. I tend to use upcodes because it's free and pretty easy to use, but I have been told that it's not always 100% accurate. Regardless of where you get access to codes, you really should get it because you probably will have a lot more questions along the way of designing such a project and often the answer is a few pages away.

 

[Jay Smith]

As an example, Denver replaced the entire sprinkler section in their amendment. You do need to refer to the local code for the answer.