Buildings Bulletin 2017-009 Alterations Affecting Sprinkler Systems and/or Floor Compartmentation
Buildings Bulletin 2017-2009 aims to clarify the requirements for standpipe and sprinkler systems in existing buildings that is undergoing alterations. We talk about the sprinkler systems in this article.
In existing buildings with the sprinklers intact, a Temporary Core Sprinkler Protection (TCSP) is required if the alteration will require the temporary disconnection of the sprinkler system. The TCSP will serve as the temporary fire protection measure for elevator openings, entrance to exit stairways, along egress paths and the corridors leading to the exits and elevator lobbies. It will protect the means of egress and elevator from fire and will also serve as fire alarm since it will be connected to a fire alarm system, in case of buildings without a fire alarm system, the TCSP will then be connected to a local annunciation and notification system. Aside from that, the TCSP will be the floor occupants like construction workers in case there’s a fire.
For existing, fully sprinklered buildings with the alterations occurring on partially occupied floors, the TCSP as described above is not required if the temporary compartmented work area compartmentation of not less than 1-hour rating is not bigger than 52,000 ft² (NFPA 13 section 8.2.1) but the sprinkler system of the entire floor should remain intact. The sprinkler heads within the construction area may be removed if only the following conditions are met:
- Sprinkler heads will be present at both entrance and exit of the construction area.
- Heat detectors, that are in compliance with NFPA 72 for the occupancy for which they have been placed, should be placed at the side of the entrance door to the compartmented construction area and connected to the fire alarm system of the building.
- If the work area is near the stairs, no sprinkler head need be placed inside the stairwell.
- All required exits is to be maintained should be maintained for the entirety of the construction.
Application for the replacement of the sprinkler system should be made within 60 days from the removal of temporary sprinklers application.
Now, for alterations on unoccupied floors of fully sprinklered buildings, the TCSP shall be enforced fully. The floor along the exit access should be free from any debris and passenger elevators should not stop at the floor were the renovations are ongoing. The fire alarm system of the floor in question should also remain functional, smoke detectors can be removed but pull stations and other fire alarms should be kept to the maximum extent they can be applied.
If the scope of work will take at least a year or more, then the floors requiring alterations will be sprinklered in accordance with the existing NYC Building Code. If the building is 100 feet or more in height and subject to Local law 5 of 1973, if the building is fully sprinkled under section 27-339 (c) (5) then it shall comply with the bulletins section I thru III as applicable. Works that require more than a year of construction will comply with section IV. If the building following section 27-399 9 (c) but is not fully sprinklered then alterations on the entire floor then TCSP as described in section 1 of the bulletin will be implemented or permanent core sprinklers will installed at the elevator openings, entrance to exit stairs and along the egress paths. The TCSP should be placed in its future permanent location in order that upon building the new sprinklers at the end of the project, the TCSP can be connected to the new system and become permanent. On the other hand partial floor alterations, where the parts of the floor remain occupied, prior to the removal of the compartments, the TSCP shall be installed following the provisions of section I and the remaining area will remain as is following the full extent of the law.
Other Considerations
All works shall comply with the City’s Fire Code. As such compliance with the Fire Code out-of-service requirements is a must until the TCSP as described is fully functional. The plans should indicate the plan for compliance.
Notifications
The FDNY should also be notified when the sprinkler system is put down as well as when it is reinstalled. The notification can easily be made through the phone, and the caller to provide the information as required by City’s Fire Code Section 901.7.5.3. Building occupants should also be notified of the works with requisites as provided for in the Fire Code Section 901.7.3
Fire watch should also be installed by the owner in pursuant of the Fire Code 901.7 and Hot work to be restricted in places affected by the out-of-service system as set forth in Fire Code Section 2604.1.8.
Letter of No Objection on the other hand shall be required for building alterations that include 5 or more adjacent floors. The LNO issued by the FDNY should be uploaded to the DOB’s virtual job folder through BSCAN.