Residential Sprinklers. Some towns dont require them. Some do. Heres our take on the matter: Building departments across the Nassau County are now requiring a residential sprinkler system to be added to any existing two-story home that is elevated on an enclosed foundation. The theory is that the space created below an elevated two story home becomes a third floor. The creation of this third floor is what triggers the requirement for sprinklers. The installation of a residential sprinkler system is a massive cost burden to the homeowner. Right now estimates ranging between $15,000 and $20,000 are not common The rational being uses to require the addition of automatic sprinklers in existing structures damaged as a result of Hurricane Sandy is clearly stated in the New York State Department of State Divisions of Building Standards and Codes technical bulletin “Determination of Stories Above Grade in Elevated one – and two – family dwellings in a Flood Hazard Areas. The rational used by the authors of this document claim: “The distinction made in the 2010 RCNYS between one- and two-family dwellings having three stories above grade (which are required to have sprinklers) and one- and two-family dwellings having one or two stories above grade (which are not required to have sprinklers) appears to reflect a determination by the State Fire Prevention and Building Code Council (the “Code Council”) that the extra protection afforded by a sprinkler system is required when (1) occupants may need to descend two full flights of stairs to escape a fire, first responders may need to ascend two full flights of stairs to reach occupants needing assistance during a fire, and (2) the dwelling has three levels of enclosed space, each of which may contain combustible construction materials and/or combustible contents (furniture, etc.) that may increase the intensity of a fire.” I believe the assumption to retroactively require residential sprinklers in existing Sandy damaged structures that are elevated to meet FEMA requirement is wrong for the following reasons: • From the draft meeting notes of the February 4, 2013 of the NYS Department of State planning and & Developments - Residential Sprinkler Task Force identifies section R313.2 of the 2012 IRC “One- and two-family dwellings automatic fire systems – An automatic residential fire sprinkler system shall be installed in one- and two-family dwellings. EXCEPTION #1: An automatic residential fire sprinkler system shall not be required for additions or alterations to existing buildings that are not already provided with an automatic sprinkler system.” The Task Force seems to be in favor of this section. At no time during the meeting is there any discussion of requiring existing structures to be retrofitted with sprinkler systems for any reason. • The text of the IRC 2009 section R313.2 explicitly provides an exception from the sprinkler requirement ” EXCEPTION #1: An automatic residential fire sprinkler system shall not be required for additions or alterations to existing buildings that are not already provided with an automatic sprinkler system”. This exception is not conditional. • The New York State building code section 313.5.1 actually provides for an exception to alter and exiting attic into a third story. The alteration can be done without adding sprinklers to the remaining building if the newly created area is equipped with a limited sprinkler system. • The New York State Building Code section R324.1.4 “Lowest Floor. The lowest floor shall be the floor of the lowest enclosed area, including basement, but excluding any unfinished flood-resistant enclosure that is useable solely for vehicle parking, building access or limited storage provided that such enclosure is not built so as to render the building or structure in violation of this section.” This, by code would remove the area below the elevated structure from the floor count. Meaning that an existing two-story home elevated in accordance with FEMA requirements would remain as an elevated two-story structure NOT a three story structure Of course the protection of residents and first responders it paramount to any decisions made in the building and fire codes of New York State. Draconian measures such as retrofitting existing homes with costly fire protection systems are counterproductive. I would like to propose a compromise. Instead of requiring the entire building to undergo a costly and disruptive retrofit adding more pain and suffering to Sandy survivors we could use the existing NY State building code as a guide. Section 313.5.1 (mentioned above) allows for the alteration of an attic to for use as a third floor if certain conditions are met. My compromise would require a limited sprinkler system to be installed in the newly created elevated section only. Because the area below the home is being completely rebuilt, the addition of a limited sprinkler system can be easily integrated into the work at a greatly reduced cost. NY State building code section R324.3.5 states “Enclosed areas below design flood elevation - Enclosed areas below the design flood elevation shall be used solely for parking of vehicles, building access or storage. “ The addition of a limited sprinkler system in this area would provide a great amount of protection and help keep egress routes clear of fire. I’m not sure where I need to bring this information so it can be handled in time to help us as we recover.
Posted on: Thu, 16 Jan 2014 18:10:43 +0000
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