New Sprinkler Ordinance Approved; Cal. Chiefs Support Tax Breaks Also
The City of Modesto, Calif., has a new sprinkler ordinance. It requires an approved automatic sprinkler system in new buildings larger than 5000 square feet, higher than three stories, or whenever alterations to an existing building cause it to exceed the limits (see box).
During budget hearings in 1979, I proposed a sprinkler ordinance for all new buildings to control fire suppression costs yet maintain an acceptable fire loss. The ensuing time was spent developing a specific ordinance to meet Modesto’s needs and working with the Modesto Construction Industry Liaison Committee, Board of Realtors, Apartment Owners’ Association, Building Industry Association, Downtown Merchants Association, Downtown Improvement District and individual developers, builders and contractors.
The trend in Modesto, a city of approximately 110,000 in California’s Central Valley, is toward more effective land use. However this creates a higher density and increases the fire problem. The fire hazard of high density areas is greatly minimized when buildings are fully sprinklered.
Installation savings
To reduce the cost of installing sprinkler systems where possible, I requested eliminating the Modesto requirement that check valve and bypass assemblies be installed when sprinkler or private hydrant systems are connected to the city water system. The public works department supported this request and the city council approved an amendment to the municipal code allowing elimination of the requirement.
The savings in cost are significant. 1’he estimated cost of a typical 8-inch connection to the water system without the check valve and bypass meter is $1600, compared to $8400 with the check valve and bypass meter. In addition, both assemblies require on-going maintenance costs.
A city may modify state-mandated codes which are applicable to all structures and buildings provided that modifications relating to residential housing, motels, hotels and apartments are supported by “certain findings.” In order for the council to proceed with adoption of the amended code, it was necessary to describe the existence of local climatical or topographical conditions which justified the modifications.
Special considerations
Local conditions for Modesto were determined to be:
- Summer weather conditions are very dry and windy, causing ordinary combustibles to be easily ignited and fires to be fast-spreading.
- Very dense fog conditions occur in winter. Reduced visibility causes delays in fire response.
- Fire response is delayed by railroad tracks which divide parts of the city, restrict response at locations where overpasses are not provided, or block access to the airport, Tuolumne Regional Park and adjacent areas. Tracks also restrict access at several intersections and streets.
On the basis of the Insurance Services Office (ISO) “Guide for Required Fire Flow” and an analysis by Warren Kimball, a fire service specialist, 2 to 4 gallons per minute are required to be applied to extinguish fire in each 100 cubic feet of a building. The ISO-required Fire How and Kimball analysis each show 1800 gpm are required to extinguish a fire-involved structure of 5000 square feet.
Under ideal conditions, the Modesto Fire Department with a fourth-alarm response, can supply approximately 1790 gpm. Therefore, on May 5 the city council adopted a 5000-square-foot sprinkler ordinance as an amendment to the 1979 Uniform Fire Code.
Modesto Sprinkler Amendment
The installation of an approved automatic sprinkler system shall be required in all buildings and structures, hereafter constructed, notwithstanding the use of occupancy thereof, where
- The total floor area under one roof exceeds 5000 square feet, except for:
- Dwellings four units or less.
- Dwellings of the R-3 occupancy group that are separated by an area separation wall as defined by Sec. 505(d) of the Building Code.
- Buildings of occupancy groups A, B, E, H. I. M, and R-1 that are separated by an area separation wall of not less than two-hour fire-resistive construction as defined by Sec. 505(d) of the Building Code.
- The building or structure is four or more stories or exceeds 50 feet in height as in Sac. 409 of the Building Code.
- Additions, alterations, or repairs any 12-month period exceed 50 percent of the value of an existing building or structure and which result in said building or structure exceeding 5000 square feet.
Trade-offs permitted
Modesto’s ordinance allows area separation trade-offs, which can be significant. The Uniform Building Code provides a number of economic incentives if automatic sprinklers are used: Height and area of buildings may be increased if the building is sprinklered; reduction in fireproofing requirements may be made in bearing walls, structural framing, permanent partitions, floor and roof; also, permission to use interior finishes with high flame spread characteristic may be allowed in sprinklered buildings.
When the city council adopted the amended Uniform Fire Code, the “local conditions” were also approved. In order to comply with the requirements set forth in the Health and Safety Code, a copy of the Modesto ordinance adopting the Uniform Fire Code, with amendments and the Findings supporting the action, were forwarded to the California Department of Housing and Community Development.
Because taxation policies can discourage installation of sprinkler systems where they are not mandated, I submitted a resolution to the California Fire Chiefs Association at its annual conference to support legislation which would allow tax beneFits (credits or deductions) to individuals or organizations installing approved sprinkler systems. The resolution was unanimously approved on May 7.
