Review Building Code Options for Fire Suppression

At the December 6, 2011 City Council Work Session, the City Council discussed the provisions of the Minnesota State Building Code as it relates to fire suppression/sprinklers.  The City Council discussed the optional provisions of the Building Code, including Chapter 1306 entitled Special Fire Protection Systems.  The City Council directed staff to prepare a cost analysis of construction costs associated with and without requirements of Chapter 1306.  If the City Council decides to repeal Chapter 1306, Chapter 9 of the International Building Code would still include fire suppression provisions.

At the same Work Session, the City Council directed Staff to review the legality of issuance of Interim Use Permits (IUP), a zoning tool afforded to cities in Minnesota by Minnesota Statute Chapter 462.

No notification required.

The State of Minnesota has adopted the International Building Code as part of the State Building Code.  The State of Minnesota requires that the City adopt the State Building Code, which requires certain required and optional chapters.  Within the state building code, buildings meeting certain limitations must incorporate fire suppression systems. This threshold is different for types of uses, occupant loads, building construction types or building heights above or below grade. Architects may at times have an option to build fire walls in-lieu-of fire suppression. This option is not always available due to tenant space needs or other specific code requirements. 

As noted before, Chapter 1306 of the Building Code is an optional chapter of the Building Code.  However, the required sections of Building Code the City must adopt do include provisions for fire suppression even without the adoption of Chapter 1306.  Chapter 1306 reduces the thresholds where fire suppression is required within buildings or tenant spaces. All 'A' type spaces and almost all other occupancy types have 2,000 square feet or more are required to have suppression under Chapter 1306.

Chapter 9 does include requirements for existing buildings, with certain increases in occupant load triggering the need for existing structures to install fire suppression.  As an example, Hope Fellowship would need to have fire suppression due to the fact it is an 'A-3' type assembly under Chapter 1306. If Chapter 1306 was not adopted, the tenant space would still be evaluated during plan review. In this case, fire suppression would still be required per the Building Code due to occupant load. Chapter 9 sets thresholds where fire suppression is automatically required. Spaces classified as Class 'A-3' need fire suppression if any of the following applies:

1. The fire area square footage is over 12,000 square feet
2. The occupant load is over 300 occupants
3. The structure is more than one story in height.

Hope Fellowship's occupant load is over 700.  This is a case where the tenant needs would not allow for fire walls in lieu of fire suppression.  The worship space would need to be cut by approximately 50% with a fire wall to make it meet Building Code requirements and not require fire suppression.

To address the City Council's desire to review the difference in cost between fire suppression or other methods of fire protection, Staff has prepared an alternative scenario for the same space currently occupied by Hope Fellowship, but evaluated a different occupant type.  Staff evaluated the space as a bowling center instead of a church.  A bowling center is still an 'A-3', but could be rated for an occupant load of 350 people. Under 1306 it would need fire suppression due to the fact it’s an 'A-3' occupant type. Without 1306, the building code would require suppression for occupant load or a fire wall could be added. With the occupant load fewer than 300 on both sides of the rated wall, fire suppression would not be needed.

The Building Official discussed the bowling center scenario with a contractor.  The contractor's thoughts were that the upfront cost difference between fire suppression and a fire wall would be roughly one quarter to one third less with a fire rated wall when compared to fire suppression. The contractor also commented that his company always directs owners to look into cost savings over time due to insurance reductions.  In other words, savings on insurance premiums due to installation of a fire suppression system may help off-set the costs of installing a fire suppression.  Staff has not researched actual costs savings on insurance premiums at this time.  In addition, there may be impacts to the City's ISO rating based on the inclusion of Chapter 1306.

In terms of the question of legality of IUPs, Minnesota Statute Section 462.3597 does provide the City with the authority to allow interim uses that allow a temporary use of a property until a particular date, until the occurrence of a particular event, or until the zoning no longer allows it.  It should be noted that an IUP is a tool related to zoning and permitted use of a property.

Based on discussion.

Review of the Building Code provisions related to fire protection systems is being handled as part of regular staff duties.

Based on discussion.  Provide direction on Chapter 1306 of the Building Code.