Sprinklers for a 2-family

Hello, my company provides fire safety protection services for residential, commercial, and industrial buildings in the NYC area. We service all fire safety needs including FDNY & INSURANCE testing, inspections, installations, repairs, and violation removal. Please check out our website or contact us for more information. Best Regards, Frank Smith Owner Automatic Fire Sprinkler Service DBA Danielle Louise Inc. A Full Service Fire Sprinkler Company T: 718-983-1858 F: 718-668-1506 tyler@automaticfiresprinkler.net http://www.automaticfiresprinklersvc.com

fsmi505

in About Brooklyn 10 years and 4 months ago

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bkhts2 | 10 years and 4 months ago

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Hello All, I will be renovating a current legal 2-family double duplex into a triplex plus garden rental, which reportedly requires a change in the CofO, which opens up the possibility that the DoB will require sprinklers. I have read many posts in the Forums about sprinklers, but, unfortunately, the requirements are still not clear. For example, one well-thought out post by an architect said that sprinklers would not be required if 1) the house is on a street that is 38′ or greater in width or 2) the house does not fall into one of five categories. (see the third reply in: http://brownstoner.staging.wpengine.com/forums/topic/sprinklers-on-a-renovation/#replies ) My house is on a street that is 60′ wide and, importantly, does not fall into any one of the five categories cited by the Fire Department. You would think that makes it clear that sprinklers are not needed, but other posts indicate that the DoB may over-rule the Fire Department, even if the Fire Department issues a letter indicating that sprinklers are not needed. One homeowner on the Forums stated “We requested a waiver from the FIRE DEPT and received one, but the DOB denied the waiver.” (see http://brownstoner.staging.wpengine.com/forums/topic/sprinkler-system-really/#replies ) Those posts were written a few years ago when it seemed like the DoB sometimes demanded sprinklers and sometimes did not. I was wondering if there is more clarity these days. If the Fire Department issues a waiver based on their interpretation of the law, then does that still leave open the possibility that the DoB could still demand sprinklers? For those interested in what the Fire Department says about sprinklers, see #6 in their FAQ: http://www.nyc.gov/html/fdny/html/firecode/faq.shtml#5 Thank you.

eileengray | 10 years and 4 months ago

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I am not sure why you need to obtain a new C of O since you are not changing Use, Egress or Occupancy (the traditional DOB triggers for a new/amended C of O). The only problem might occur if your building is wood frame vs. brick party walls and joists; but if that is the case, you couldn’t have a legal third floor anyway.

bkhts2 | 10 years and 4 months ago

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It’s a brick and brownstone building. The current CofO is for a double duplex. My expeditor says that changing the configuration to a triplex plus garden floor through would cause the DoB to insist on a change of CofO. I also asked why because there is no change in use, egress, or occupancy, but the answer is that the DoB will make us do it. Apparently, it is only the Brooklyn DoB that insists upon such action. The Manhattan DoB would not require a change in CofO under the same circumstances.

dazednconfused2 | 10 years and 4 months ago

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bkhts2 – You quoted my replies for the FAQ, and I’d like to clarify one thing. The street width is curb to curb. On a survey, the street width includes the sidewalk. So if a survey says it’s 60 feet, and the sidewalks are 15 feet each (very common) then the street width is 30 feet. Either way, I would say that you do not need sprinklers because, even though you are getting a new C of O because of the reconfiguration, you are not changing the use or occupancy class. The DOB should not require sprinklers in this case regardless of what the FDNY says. However there are no guarantees in dealing with the DOB, so you may want to consider filing a preconsideration to get a ruling before you file the application, potentially avoiding spending a lot of time and money on the detailed plans.

bkhts2 | 10 years and 4 months ago

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Jim, Thank you. I have passed along your response to my architect who is currently in discussions with an expediter. The expediter previously said that the DoB would require a sprinkler. However, my further investigation, including reading the Brownstoner Forums, indicated that the expediter may be incorrect in assuming that a sprinkler is an absolute requirement.

fsmi505 | 10 years and 4 months ago

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