Fire Code Revisions for City Council Review

[PonderInc]

Saw this article in the TW today:Fire Code Revisions

Just curious how this will affect older, historic buildings downtown.  I'm always hearing stories about how draconian the fire codes in Tulsa are, and how the Fire Marshall is some all-powerful figure.  (How do you get to be the fire marshall anyway?  Are you appointed?  For life?  What?)

In other cities and states they have specific "historic building" codes that allow more flexible fire safety solutions than those applied to new construction.  

Here's an interesting analysis of the California Historic Building Code as it pertains to fire safety:
This language sets priorities, making clear that apart from insuring a reasonable level of life safety, there is a need to compromise where measures intended for property protection threaten or conflict with the preservation of significant historic and architectural features. Moreover, built into the SHBC is the latitude to pursue, evaluate and adopt any rational combination of materials and methodologies which will provide a reasonable level of life safety. Detection technology has permitted us to recognize that they, together with smoke seals, may now be a building's most effective life-safety combination.

That fire sprinklers-installed in a manner that neither threatens nor defaces historic fabric, and that can be accomplished within the financial constraints of the owners-are a distinct and highly desirable bonus, cannot be denied. But once a reasonable level of life safety for occupants and fire-fighting personnel has been established, anything beyond must be understood as a bonus, not a mandate. For this reason, there may arise circumstances where partial fire sprinkler systems-or even no fire sprinkler systems-may be appropriate, however otherwise desirable. And while we may not neglect the life-safety of fire fighting personnel, the safe evacuation of building occupants can almost universally be achieved by means of early detection and warning systems, most of which can be installed with little or no threat to historic fabric.

Tulsa's fire code is not that nuanced.  It's basically saying "all commercial buildings over 7 stories must have sprinkler systems."  And, as the article points out, most of the "non-compliant" buildings that fall into this category are downtown.  Why not work towards more creative solutions that won't negatively impact those who wish to preserve and redevelop our most important architectural treasures?

(I am soooo tired of seeing buildings torn down b/c "It's too expensive to bring them up to code!")

[USRufnex]

How would that affect the Central Park Condos on Denver?

[AVERAGE JOE]

quote:Originally posted by USRufnex

How would that affect the Central Park Condos on Denver?

Doesn't. Residential high rises are exempt.

Which is the answer you're looking for, Ponder. To me, this new fire code is all the incentive building owners need to convert their office buildings to residential properties.

[PonderInc]

I couldn't find a thread topic that was specific to fire codes, so I pulled this one out of dusty recesses of the forum.

What's the latest on the Fire Code as it pertains to sprinklers in older buildings.  (I've heard a lot of horror stories lately from people who describe prohibitive costs to comply with the Fire Marshall's demands.  Even little, old 3-story apartment buildings would have to upgrade, if I'm understanding this correctly.)

I read Michael Bates article in the 1/7/09 Urban Tulsa with interest.

Here's a quote:

High-rise residential building owners and condominium owners have since discovered that in lieu of sprinklers, they still have to undergo costly renovations to close off any wire ways, ducts, or other connections (called "chases") that could allow fire to spread between floors of their buildings.

Now owners of small apartment buildings -- as small as three stories -- are learning that they are required to add sprinklers and/or massively remodel in order to comply with the new code. The Fire Marshal's office has been going around notifying these building owners that they must comply by the end of this year or face penalties for fire code violations.

This ought to worry preservationists, advocates for affordable housing, and anyone who believes a growing downtown population is a key to revitalization.

Anybody have any new info or updates?

(Sorry if I missed a pertinent thread...)

[Double A]

I think the fire dept should be more focused on getting carbon monoxide detectors required on commercial buildings. I always took it for granted that carbon monoxide detectors were already required by law, until the recent story about carbon monoxide poisonings at Sam's Club.

[PonderInc]

In many cities, the Fire Marshall requires historic buildings to be safe for the occupants, not full of sprinklers.

This means that an emphasis is put on early warning (smoke detectors), and safe egress...not costly sprinkler systems that make it economically impossible to repurpose/revitalize older buildings.

The thinking is: yes, a fire MAY destroy a building, but the people will be safe.  And it won't be the fire codes themselves that actively destory ALL the older buildings (by making restoration prohibitively expensive and causing them to be torn down for economic reasons).

[cannon_fodder]

This destroys the viability of many "urban" buildings around downtown.  It works well in metro areas where rental values are $100 or even $200 a square foot, but not so much in Tulsa.  If the choice is to renovate with a sprinkler system that adds $100/sq ft. to my cost or abandoned the building and put up a new one in Jenks - the choice is easy if your goal is to make money.

How many fire deaths have occurred in buildings that will be covered by this code?

How many of those are likely to be prevented by the addition of sprinklers?

My understanding is ZERO.  Furthermore, by virtue of these being historic buildings apparently they don't have too high of an occurrence with fire - or they would have burned down by now.  

Since when does the fire department get to dictate our urban planning?  Streets.  Construction.  And now requiring retroactive renovations that most people agree are cost prohibitive.

Prove to me it is worth it.

[Neptune]

quote:Originally posted by PonderInc

How do you get to be the fire marshall anyway?

By eating the heart and liver of the current fire marshal.  

So I'm told.