Insights Category: Technical Information

Remembering the Tragic Event

 March 26, 2020 marked the 6th Anniversary of the Line of Duty Deaths of Boston Fire Lieutenant Edward Walsh and Firefighter Michael Kennedy. These firefighters died in the performance of their duties at a 9-Alarm fire at 298 Beacon Street, a Brownstone in Boston’s Back Bay neighborhood. An additional thirteen firefighters suffered non-life-threatening injuries as a result of the fire.

Lt. Edward Walsh was a Watertown, MA native and a second-generation firefighter, following in his father’s footsteps. Lt. Walsh was a 10-year veteran of the Boston Fire Department having been appointed in 2004 and was promoted to the rank of Lieutenant in 2012. Lt. Walsh is survived by his wife and three children.

Firefighter Michael Kennedy was a U.S. Marine and Iraq War Veteran prior to joining the ranks of the Boston Fire Department. Firefighter Kennedy spent his time volunteering with numerous organizations including the Boston Burn Foundation, Wounded Warriors, Home for Our Troops, and Mass Fallen Heroes, as was well volunteering as a “Big Brother.” Firefighter Kennedy is survived by his father, mother, and step-father.

The cause of the fire was determined to be non-permitted & careless performance of hot work operations at a construction site.

Nothing about this fire was ordinary; Fire Commissioner Joseph Finn (Ret.) stated “In 30 years, I’ve never seen a fire travel that fast, escalate that quick, and create such havoc, in such a short period of time.” Strong winds fueled extreme fire conditions which resulted in the fire hose used by Lt. Walsh and FF Kennedy burning through, leaving them trapped by the fire in the basement without water. Firefighters fought valiantly to control the fire while simultaneously attempting to rescue their colleagues.

Resulting Changes in Regulation, Enforcement, and Certification.

The subsequent response to this fire has not been ordinary, either. It is all too often that fires occur where “lessons learned” are forgotten or are not acted upon. In the 6 years following this fire, significant advancements have been and continue to be made in the following areas:

  • Fire Hose Research: Efforts lead by The Last Call Foundation, Worcester Polytechnic Institute (WPI), the National Fire Protection Association (NFPA), the Fire Protection Research Foundation, and the Boston Fire Department, amongst others, continue to evaluate the performance of fire hoses. These efforts include performance testing of existing hoses and researching potential materials for use in fire hose construction. NFPA 1961, Standard for Fire Hose, was also changed to require hose manufacturers to test new fire hose for radiant and conductive heat resistance.
  • Construction Fire Safety: In 2015, with the adoption of an amended version of NFPA 1 as the Massachusetts State Fire Prevention Code, the City of Boston continued to require comprehensive Construction Fire Safety Plans as a condition of obtaining a building permit application.  This was followed with subsequent enforcement by way of periodic inspections completed by Boston Fire and Inspectional Service Department officials. This approach was quickly adopted by surrounding metro-Boston cities and towns with continued widespread enforcement across the Commonwealth.
  • Hot Work Safety Requirements: In January of 2017, the City of Boston required any individual applying for a hot work permit to first obtain a Hot Work Safety Certificate and all persons performing hot work onsite to possess the same certificate. Subsequently, Massachusetts implemented a statewide requirement in July of 2018 requiring that persons performing, permitting, or overseeing hot work operations to attend a state-approved hot work safety training.

For those interested, below please find links to non-profit charity organizations started the families of these firefighters:

https://www.lastcallfoundation.org/accomplishments

http://edwalshfoundation.org/

A major factor that affects the design of dormitory buildings is the number of required accessible units. Both the IBC and the ADA require a certain number of accessible units based on the total number of dwelling units or sleeping units. Traditional dormitories were designed with multiple sleeping rooms accessed from a common corridor and group bathrooms that are shared by the entire floor. Determining the minimum number of accessible rooms for this type of configuration is simply based on the number of sleeping units. However, the design of dormitory buildings has changed in the past 10 to 15 years to include many more suite or apartment style units. These units are configured with multiple bedrooms having dedicated bathrooms, kitchens or both within the suite or apartment. Similar to the evolution of design, the code has also evolved, which can be costly to projects if missed.

Section 1107.6.2.3 of the 2015 IBC was changed to address suite and apartment style units. The following sentence was added at the end of the section:

Where the sleeping units are grouped into suites, only one sleeping unit in each suite shall be permitted to count towards the number of required Accessible units.

 The commentary for this section states the following:

The new style of dormitory living is groups of bedrooms that share a common living space, sometimes with a kitchen or kitchenette. If these are counted as dwelling units instead of sleeping units, the number of Accessible rooms available may be less, or multiple bedrooms in the same suite would be interpreted to all be Accessible units. Administratively, when housing students, the universities still treat this style of units as the old-style dorm rooms down a long hallway. The last sentence is intended to make clear that for the purpose of determining the number of Accessible units, the bedrooms in any congregate residence must be counted separately. In a suite configuration, only one of the sleeping units can be counted as part of the required number of Accessible units.

Though not specifically stated in the 2015 IBC, the commentary states that each bedroom in a suite or apartment should be counted separately when determining the minimum number of required accessible bedrooms. Also, the code language only allows one bedroom in each suite/apartment to count as an accessible unit. The language in the 2015 IBC is specific to sleeping units, which can be interpreted in different ways if the dormitories are dwelling units (with kitchens and bathrooms). To clarify this the 2018 IBC was revised as follows:

Bedrooms within congregate living facilities, dormitories, sororities, fraternities and boarding houses shall be counted as sleeping units for the purpose of determining the number of units. Where the bedrooms are grouped into dwelling or sleeping units, only one bedroom in each dwelling or sleeping unit shall be permitted to count toward the number of required Accessible units (2018 IBC 1007.6.2.3).

Though it is open to interpretation under the 2015 IBC, it is clear under the 2018 IBC that (1) each bedroom in a suite/apartment is counted separately when determining the minimum number of required accessible units and (2) only one bedroom in each accessible suite/apartment can count towards the minimum number of required accessible units. Since most suites/apartments tends to have 4 to 6 bedrooms, this can result in having many more accessible suites/apartments than most design professionals would plan under legacy codes.

Smoke control equipment is subject to the signage requirements contained in Chapter 9 of 780 CMR, the Massachusetts State Building Code.  Section 909.14 states that “detection and control systems shall be clearly marked at all junctions, accesses, and terminations”.  Section 901.9 requires fire protection equipment and room signage to be constructed of durable materials, permanently installed, with letters and symbols of at least 2” in height with coloring of a contrasting background visible from a distance of 10’ away.  The Boston Fire Prevention Regulations further elaborates on color contrast requirements, where signage should incorporate red letters on a white background or white letters on a red background.

The following should be considered as it relates to smoke control equipment marking and identification.

  • Fan signage should be located such that it can be read from no less than 10 feet away and should be conspicuously located to allow for easy identification by first responders and building engineers. It should indicate the fan tag and system it serves. e.g. “Stair 1 Pressurization Fan (SPF-1)” or “Atrium Smoke Exhaust Fan (SEF-1)”.
  • If the placement of the fan sign is not adjacent to it’s service disconnect, the disconnect should be identified with markings suitable for the size of the disconnect. e.g. “SPF-1 Disconnect”
  • Motor controllers or Variable Frequency Drives should clearly indicate the fan and system it is associated with. e.g. “SPF-1 VFD – Stair 1 Pressurization”. This signage should be as large as reasonably practical for the room it’s located within.
  • Labeling on fire alarm monitor modules, control relays and other associated fire alarm devices should be provided.
  • Junction boxes containing power or control wiring should be labeled in accordance with NFPA 70 and clear as to the smoke control system it serves.
  • Access hatches that provide a means of servicing concealed smoke control equipment should be signed.

Make sure to check with the local fire department to understand any specific life safety system signage expectations.

Cambridge has joined Boston in shutting down all nonessential construction sites due to COVID-19. Construction sites have until Saturday, March 21, 2020 to stop all construction activity and transition only to make-safe work. By 5:00 PM on Thursday, March 26, all make-safe work must be completed. Any work continuing beyond the above dates must be deemed “essential” by the Commissioner of Inspectional Services or the Commissioner of Public Works.

Cambridge has additionally stopped the issuance of building permits, trade permits, and licenses from ISD or PWD effective Thursday, March 19, 2020, except for essential work.

The City has defined “essential work” as the following:

  • Emergency work to address leaks or utility failures
  • Utility connections or repairs if stopping work is a health or safety hazard,
  • Essential to maintain life safety systems,
  • Maintaining safety and connectivity of the transportation network,
  • Emergency work to make a building safe or sanitary (repair to failed heat, plumbing, or electrical systems)
  • Work in connection with providing health services related to COVID-19
  • Work directly associated with COVID-19 mitigation such as shelters, temporary health care facilities, or related laboratory research,
  • Maintenance of make-safe measures previously completed at job sites
  • Authorized building or utility work to render occupied buildings habitable,
  • Work determined by the Commissioners of Inspectional Services or Public Works as essential

Any of the above exceptions still need to be authorized by the Commissioners, as the approval is not automatic.

Construction of one-, two-, or three-family residential structures that was already permitted is not impacted by the moratorium.

For additional information on safely securing work sites and/or assistance in modifying your NFPA 241 Plans to represent this intermediary state, please click here.

 

As a means of preventing the spread of COVID-19, the City of Boston has ordered all non-essential construction work to cease as of March 17, 2020. Contractors have until March 23 to complete “make-safe” work at the sites. Emergency work will be permitted to continue, however these projects will be approved by the Commissioner of Inspectional Services on a case-by-case basis. The list of essential work includes:

  • Emergency utility, road, or building work such as gas leaks, water leaks, and sinkholes
  • New utility connections in occupied buildings
  • Mandated building or utility work
  • Work at public health facilities, shelters, etc. that support vulnerable populations
  • Work that ensures reliability of the transportation network
  • Other work necessary to render occupied residential buildings fully habitable.

This shutdown does not impact permitting, although social distancing protocols would suggest it may be best to submit permits electronically during the shutdown if possible.

For additional information on safely securing work sites and/or assistance in modifying your NFPA 241 Plans to represent this intermediary state, please click here.

With the rapid construction site shutdowns (both voluntary and mandatory) due to COVID-19, fire safety may not be first in the minds of construction managers. We must remember that construction sites remain a significant fire risk to the community, irrespective of ongoing operations. To that end, we have outlined some NFPA 241 requirements that should minimally be considered as you prepare to pause your new-construction projects for an indefinite period:

  • Make sure signage is current. This minimally includes:
    • Street address;
    • Fire department (FD) command post;
    • Gate names;
    • Fire department connections and pumping pressure; and
    • Fire hydrants.
  • Provide wayfinding to building entrances, vertical access elements (i.e. stairways), FD standpipe valves in stairways, utility shutoffs.
  • Post key personnel contact information at the fire department command post, including general contractor fire prevention program manager (FPPM) and onsite security.
  • Make sure the FD Command Post is in a conspicuous position and consistent with the preincident site plan issued to the city. At this time, contents should minimally include a current shutdown period NFPA 241 Plan with an accurate logistics drawing. Additionally, floor plans, a stacking diagram, points of contact, and impairment log, should be on site and available in the FD Command Post.
  • Ensure the site is secure. Gates are locked, and fences are intact. Sites that are electronically monitored should continue to be so. Consideration should be given to 24/7 security, with the restrictions and understanding of minimizing staffing and interpersonal contact. Remember, the AHJ reserves the right to mandate onsite security per NFPA 241.
  • While the site should be secure, fire department access should still be available. Gates should not be blocked with equipment, storage, or barriers. Approved fire department key boxes or locks should be accessible, functional, and have the right keys to access the site. Fire hydrants should be free and accessible.
  • Reduce the quantity of flammables and combustibles on the site. Optimally, flammable and combustible liquids and gasses should be moved off site if possible. If that is not possible and an appropriate permit is in hand, they should be moved outdoors in safe areas that are not near buildings or accessible by the public. Combustibles, such as cabinetry or millwork awaiting installation should be neatly stacked and not excessively piled. All trash and debris should be moved out of the building prior to the site closing. Dumpsters should be emptied.
  • Consider moving powered equipment offsite. Lifts, skid-steers, excavators, power floats, concrete mixers etc. still constitute an ignition hazard. If they can’t be moved, consider defueling and/or removing batteries.
  • Eliminate ignition sources. Minimally confirm proper grounding of electrical components, consider shutting it down at the service entrance. Shut down heaters (consider moving diesel- and kerosene-fired portable heaters outside). Welding equipment should be disconnected from power sources. While lighting is necessary for security, it can also be an ignition source – make sure temporary lighting is in good condition.
  • Secure fall hazards. Open shafts, elevator hoistways, unenclosed floors, edges, and any holes should be secured with railings (including toe kicks) or covers. Non combustible material should be used where possible to cover holes.
  • Confirm availability of fire equipment. If there is a construction standpipe, make sure it is intact and operable before the site closes. Consider the following:
    • FD Hose and Floor Control Valves should be closed, with caps on FD Hose Valves;
    • The fire department connection is clear of obstructions and usable, with plugs or caps on the couplings;
    • In-line valves are open, and all couplings/fittings in the piping are tight;
    • If there is an air pressurized standpipe, confirm that the compressor is working, alarms are functional, and the system will dial out as required. If for some reason the air system needs to be decommissioned, modify the sign at the FDC to eliminate the reference to dumping air.
    • Construction level fire alarms should be confirmed as operational, along with their central station monitoring. Consider changing the batteries in wireless alarm components before the site closes.
    • Portable and fixed spot-type fire extinguishers should be checked to inspected and confirm they are operable.
  • Think about firefighter safety. Almost anything that will go wrong with your site while it is closed will first be dealt with by the fire service, who are likely not nearly as familiar with the site as the project team. Provide as many safeguards as possible to ensure the safety of emergency personnel should they need to enter the site while it is closed.

With luck, this will be a short term closure. If you have questions or concerns regarding safely shutting down a construction site, please contact our office. It is critical that we memorialize the current state of our construction sites in an intermediary NFPA 241 Plan, which should be issued to the AHJ. Let us know if you need help with this effort.

 

 

Standpipe systems are required for buildings under construction where a standpipe will be required in the finished condition – i.e., where the building is greater than 30 feet above the lowest level of fire department vehicle access. Such construction standpipes are required prior to construction reaching 40 feet above the lowest level of fire department vehicle access. In Massachusetts, this is required both by the 780 CMR Massachusetts State Building Code (Section 3311) and by 527 CMR 1.00 Massachusetts Comprehensive Fire Safety Code (Section 16.3.5).

Construction standpipes are usually dry, manual standpipes – i.e., the fire department will provide the required flow and pressure for the standpipe via a fire engine connected to the municipal water supply pumping into a fire department connection. However, the construction standpipe itself is not generally connected directly to the municipal water supply. Temporary fire department connections are often used for this purpose, as it allows the piping installation for the permanent system to take place with minimal impairments to the construction standpipe.

At least one construction standpipe is required to be provided. From a construction efficiency standpoint, builders will often use a final-condition standpipe as the construction standpipe, extending the standpipe as the building increases in height. Provided the standpipe is not in conflict with other construction, this is usually far simpler than providing a separate, dedicated standpipe that will be removed when construction has concluded. Construction standpipes should have a sign indicating the required pumping pressure at the inlet location. Some may even give a required pressure for each floor or bank of floors within the building. Barring a sign indicating otherwise, the fire department will typically pump into a fire department connection at 150 psi.

NFPA 14 Installation of Standpipe and Hose Systems requires Class 1 standpipes to limit pressure at each fire department hose valve to less than 175 psi under both flow and no flow (i.e. static) conditions. In buildings with fire pumps, pressure reducing valves (PRVs) are often provided at the standpipe hose valves to limit this pressure where the fire pump output is capable of exceeding 175 psi at the hose valve location. Some systems may have PRVs only on lower floors where the pressure may exceed 175 psi with standard hose valves on upper levels; while other systems may have PRVs at each hose valve in the building.

PRVs limit the pressure leaving the valve and entering the fire hose. They generally have a spring-operated mechanism that varies the opening inside the valve; with some valves being field-adjustable and others being set at the factory prior to installation. If PRVs have been installed in the construction standpipe, the valves’ settings are of critical importance to firefighters.

When final-condition PRVs are installed in a construction standpipe without proper coordination and planning, unseen water supply problems may await firefighters using the standpipe.  These issues can be result where standard hose valves were initially installed in the construction standpipe but are being changed to final-condition PRVs as the construction progresses; and/or, similar issues can arise where field-adjustable PRVs are installed but not yet adjusted to the correct operating pressure. A potential oversight in this process is that the updated pressure required based on the inclusion of new PRVs is not reflected in the fire department connection signage. What’s more, depending on the system demands and configuration, the water pressure and volume requirements may not even be achievable by the fire department via a fire engine with PRVs installed at the hose valves. Inadequate pressure and volume will render the standpipes ineffective during a fire incident, which places undue risk on responding firefighters and hampers their ability to fight the fire.

There are several options available to ensure that the proper water flow and pressure will be available at the hose valves, including:

  • Configuring the construction standpipe such that only traditional hose valves are required and utilized
  • Field adjustable PRVs should be verified being as “wide open” to the greatest extent that the manufacturer’s instructions will allow; and, it should be verified by the Registered Design Professional (RDP) what pressure is required at the fire department connection for the construction standpipe based on the inclusion of the PRVs
  • Factory-set PRVs should be verified as being set for the correct pressure at each floor per the RDP and Construction Documents; and, it should be verified by the RDP what pressure is required at the fire department connection for the construction standpipe based on the inclusion of the PRVs
  • In all cases, fire department connection signage should accurately reflect the current pressure requirements for the system and updated, if needed, based on the replacement of standard hose valves with PRV hose valves as construction progresses

Regardless of what options are utilized, a key component is regular communication and planning with the local fire department during the construction process. Including the fire department in the process and keeping them up to date with how to interact with the building and construction site is critical to meeting their expectations and enabling the standpipes to be fully functional during a fire emergency.

If you have questions on construction standpipes, impairment planning, or construction fire safety, please contact our office.

 

Many construction sites require the overnight storage of flammable and compressed gasses/liquids to accommodate welding and other operations. This is not permitted in many jurisdictions without a permit from the authority having jurisdiction. Specifically in Boston, this necessitates a BFD General Permit to allow for overnight storage. This general permit is in addition to the hot work permit, which allows for the operations to be performed by the applicant.  The General Permit should be sought by either the general contractor or subcontractor. As part of the application, supplemental information justifying the quantity, location, proposed mitigation, and reasonableness of the proposed storage arrangement is required.

One commonly sought approach is to store gas cylinders and liquid containers in “stalls” overnight as to reasonably protect the noncompatible materials and separate those materials from each other, adjacent properties, and the building under construction.  The minimum recommended arrangement is as follows:

  • Cylinders/containers will be stored in “stalls,” that extend at least 18-inches above and beyond the tallest cylinders on the sides. The partitions will be 1-hour fire rated, though there will not be a front or ceiling to the “stall.” The cylinders will be kept upright and secure by means of chains or other approved means;
  • Incompatible materials will be located within separate stalls:
    • Acetylene
    • Oxygen
    • Propane
    • Gasoline/Diesel
  • The stalls will be located in an area that allows for ventilation such that the buildup of flammable gas is less likely, and if stored within a building mechanical ventilation may be necessary;
  • Said cylinders will not be located closer than 35-feet from any combustible materials;
  • The cylinders will be located in a manner where they are less likely to be affected by construction operations.

If you require assistance in developing a fire safety plan to accompany your fuel storage permit or are interested in learning more, email peterh@crcfire.com .

 

A common concern raised with some renovation projects is that level 2 alteration work needs to be limited to 50% of the building area; otherwise, the project will be classified as a level 3 alteration and the building will need to be brought up to full compliance with the current code. This is a common misconception that can lead to increased costs and schedule delays both in design and construction. To understand why, it is important to know the following three classifications/definitions from the 2015 International Existing Building Code (IEBC):

  • A level 2 alteration includes the reconfiguration of space, the addition or elimination of any door or window, the reconfiguration or extension of any system, or the installation of any additional equipment (2015 IEBC 504.1).
  • Level 3 alterations apply where the work area exceeds 50 percent of the aggregate building area (2015 IEBC 505.1).
  • A “work area” is defined as the portion or portions of a building consisting of all reconfigured spaces as indicated on the construction documents. Work areas exclude other portions of the building where incidental work entailed by the intended work must be performed and portions of the building where work not initially intended by the owner is specifically required by the IEBC code (2015 IEBC 202).

To have a level 3 alteration, the project needs to have a work area (consisting of reconfigured spaces) that exceeds 50 percent of the aggregate building area. A project could have level 2 alterations in 100% of the building area and not trigger a level 3 alteration. An example would be the installation of a new sprinkler system throughout the building without any other alterations occurring.

Another concept is that the work area does not include unintended work. For example, if the project triggers upgrades in other areas of the building, such as accessibility upgrades, these areas would not be considered part of the project work area – and therefore not contribute to the 50% calculation.

Lastly, if the project does include a level 3 alteration, the building is not required to be brought up to full compliance with the current code. The requirements associated with level 3 alterations are intended to improve the safety of certain building features beyond the work area and in other parts of the building where no alteration work might be taking place. Similar to going from a level 1 alteration to a level 2 alteration, there are additional requirements when a project changes to a level 3 alteration; however, the code does not require the entirety of the building to be brought up to full compliance with the code for new construction.

To fuel the progress of construction across the city, access to electrical power is needed by  General Contractors and Sub-Contractors to perform everyday operations. In some cases, access to adequate permanent electrical power is simply not achievable. Thus, your construction may be provided with a portable generator in lieu of permanent electrical power. Should this be the case, the General Contractor is required to pull a generator permit via the City of Boston Fire Prevention online portal. Specifically, this application will require the submission of both:

  • A specification sheet for the generator being used; and
  • A general site plan for the location of Fuel Storage that shows both the location of relevant equipment and the fuel storage

As a reminder, access to permit requirements and the online application portal may be found at the following link (https://www.boston.gov/departments/fire-prevention/fire-forms-permits-applications-and-fees#construction-related). Additionally, the following is a list of permits that general contractors will likely need at the beginning of the project’s construction phase:

  • Construction Fire Safety Permit
  • Temporary Dumpster Permit
  • Bagging Smoke Detectors
  • Fuel Storage
  • Temporary Heat
  • Emergency Generators – temporary for the project

Both the presence and the location of these pieces of equipment must be captured with the project’s NFPA 241 Construction Fire Safety Plan. Have any questions related to Construction Project NFPA 241 Construction Fire Safety Plans? Feel free to reach out to info@crcfire.com for additional information.