To: Mark Hafner, City Manager
From: Debra Crafton, Fire Marshal, Justin Wilkins, Building Official, and Sarah Hensley, Interim Community Development Director
Subject:
Title
Consider an ordinance amending the City of Keller Code of Ordinances by amending Article I - Technical Codes, Section 4-120, Specific Amendments to the 2021 International Building Code and Section 4-135, Specific Amendments to the 2021 International Fire Code related to inconsistencies in references to fire area for structures over 6,000 square-feet; providing a cumulative clause; providing a severability clause; providing a savings clause; authorizing publication; and establishing an effective date.
Action Requested:
Consider an ordinance amending the International Building and Fire Codes to provide consistency in references to Fire Area related to sprinkler requirements.
Background:
In both the Building and Fire Codes, Fire Area is defined as follows:
FIRE AREA. The aggregate floor area enclosed and bounded by firewalls, fire barriers, exterior walls or horizontal assemblies of a building. Areas of the building not provided with surrounding walls shall be included in the fire area if such areas are included within the horizontal projection of the roof or floor above. For purposes of determining automatic sprinkler systems required by Section 903, a fire area shall be determined by the aggregate floor area enclosed and bounded by the exterior walls of a building and/or the horizontal projection of the roof.
Some inconsistencies have been identified in the Amendments to the Building and Fire Codes as it relates to sprinkler requirements in commercial structures. Both Code Sections are essentially written the same way and both Sections reference the Building Area, when it should reference the Fire Area.
Building Code:
903.2.11.9 Buildings Over 6,000 sq. ft. An automatic sprinkler system shall be installed throughout all buildings with a building area 6,000 sq. ft. or greater and in all existing buildings that are enlarged to be 6,000 sq. ft. or greater. For the purpose of this provision, fire walls shall not define separate buildings.
Exception: Open parking garages in compliance with Section 406.5 of the International Building Code where all the following conditions apply:
a. The structure is freestanding.
b. The structure does not contain any mixed uses, accessory uses, storage rooms, electrical rooms, elevators or spaces used or occupied for anything other than motor vehicle parking.
c. The structure does not exceed 3 stories.
d. An approved fire apparatus access road is provided around the entire structure.
Fire Code:
903.2.11.9 Structures 6,000 sq. ft. or greater. An automatic sprinkler system shall be installed throughout all structures with a building area 6,000 sq. ft. or greater and in all existing buildings that are enlarged to 6,000 sq. ft. or greater. For the purpose of this provision, firewalls shall not define separate buildings.
Exception: Open parking garages in compliance with Section 406.5 of the International Building Code.
The recommended amendments to both the City of Keller Code of Ordinances #2054 Section 4-120 Specific Amendments to the 2021 International Building Code Section 903.2.11.9 and Section 4-135 Specific Amendments to the International Fire Code Section 903.2.11.9 are as follows (also included on pages 6 and 30 of Exhibit A):
Building Code:
903.2.11.9 Structures 6,000 sq. ft. or greater. An automatic sprinkler system shall be installed throughout all structures with a fire area 6,000 sq. ft. or greater and in all existing buildings that are enlarged to 6,000 sq. ft. or greater. For the purpose of this provision, firewalls shall not define separate buildings.
Fire Code:
903.2.11.9 Structures 6,000 sq. ft. or greater. An automatic sprinkler system shall be installed throughout all structures with a fire area 6,000 sq. ft. or greater and in all existing buildings that are enlarged to 6,000 sq. ft. or greater. For the purpose of this provision, firewalls shall not define separate buildings
Exceptions to both Amendments remain unchanged.
The purpose of amending the current Code of Ordinances is to provide clarity and consistency. Clarity for developers so they know that the square footage of the Fire Area is what determines the need for fire sprinklers. Consistency by amending both the Building and Fire Codes so developers can look in either Code for the Fire Area definition, and the Section that specifies the square footage threshold for sprinklers.
For reference purposes, Building Area is calculated and defined differently than Fire Area:
AREA, BUILDING. The area included within surrounding exterior walls (or exterior walls and fire walls) exclusive of vent shafts and courts. Areas of the building not provided with surrounding walls shall be included in the building area if such areas are included within the horizontal projection of the roof or floor above.
Allowable building areas are a function of the potential fire hazard and the level of fire endurance of the building’s structural elements. A building area is the “footprint” of the building; that is, the area measured within the perimeter formed by the inside surface of the exterior walls. This excludes spaces that are inside this perimeter and open to the outside atmosphere at the top, such as open shafts and courts. Where a portion of the building has no exterior walls, the area regulated is defined by the projection of the roof or floor above. The roof overhang on portions of a building where there are exterior enclosure walls does not add to the building area because the area is defined by exterior walls.
Fire Area is all-inclusive for each floor of the building including areas such as covered patios, mezzanines, shafts and courtyards; it is the aggregate floor area enclosed and bounded by firewalls, fire barriers, exterior walls or horizontal assemblies of a building. Fire Area is used to describe a specific and controlled area within a building that may consist of a portion of the floor area within a single story, one entire story or the combined floor area of several stories. In cases where mezzanines are present, the floor area of the mezzanine is included in the fire area calculations, even though the area of the mezzanine does not contribute to the building area calculations.
Citizen Input/Board Review:
NA
Alternatives:
City Council has the following alternatives:
- Approve as submitted
- Approve with changes
- Denial