Insights Category: Technical Information

With the demand for laboratory space continuing to grow, new core and shell laboratory projects are coming up daily, whether it’s a new high-rise building in downtown Boston or the repositioning of an existing building in the suburbs. While these types of projects range vastly in size and complexity, there is one feature that is common to the design of nearly all core and shell lab buildings: chemical storage rooms. As the overall chemical storage and use strategy is one of the primary components of a laboratory building, the design of the chemical storage rooms will play an important role in determining the overall portion of the life science market that a space may appeal to.

How should a chemical storage room be designed?

While this question may be the same for every project, the answer can vary drastically from one project to another. The need to provide certain features as part of the base building design depends on several factors, including the types of tenants, number of tenants, and the desired functionality of the room. Ultimately these factors will need to be reviewed in the context of the overall building chemical storage and use strategy to find a balance between the level of flexibility provided for tenants and the impact on the core and shell design.

What types of features need to be considered?

There are several protections features that should be considered as part of the design of a chemical storage room. These features will directly impact the functionality and future flexibility of the room, and thus the types of tenants that a space may appeal to. Key features include:

  • Fire-rated separation. The fire-resistance rating for a chemical storage room will impact the quantity of chemicals that can be stored in the space. While it is common for chemical storage rooms to be designed as control areas as part of the base building design, it is important to consider whether there is a desire to provide flexibility for future conversion to a High-Hazard Group H occupancy, which would necessitate a greater fire-resistance rating.
  • HVAC design. The types of chemicals and operations within a chemical storage room may necessitate a specialty HVAC system to protect the hazards present. For example, a room designed for storage of flammable and combustible liquids will not require as robust an HVAC design as one where dispensing of flammable and combustible liquids will occur due to the presence of flammable vapors under normal operating conditions. At the time of core and shell construction, it can be difficult and costly to speculatively provide a system that is flexible enough to handle the wide array of chemical and operational hazards tenants may require. Often landlords elect to allocate shaft space to allow such systems to be provided at the time of tenant fit out once a known hazard can be identified.
  • Secondary containment. The need for secondary containment is based on the sizes of chemical containers that will be present within chemical storage room. The sizes of containers that can be accommodated within a room will affect tenant operating procedures (for example, waste collection procedures). If there is a desire to accommodate larger containers, consideration should be given to providing secondary containment as part of the base building design.
  • Fire protection. The required sprinkler design criteria for a chemical storage room depends on the types of chemicals and the storage arrangement within the room. The fire code references specialty standards in addition to the base NFPA 13 sprinkler design requirements to address specific hazards. Further, insurance carriers may have suppression design standards for chemical hazards. A basis of design for the sprinkler system should be established as early as the time of core and shell design with these additional requirements in mind to ensure the water supply and sprinkler supply piping are appropriately sized for a more robust sprinkler design to accommodate a greater variety of chemical types and storage arrangements.
  • Electrical area classification. The presence of certain types of chemicals and operations (for example, dispensing of flammable liquids) could necessitate explosion proof or intrinsically safe electrical equipment within the chemical storage room. Consideration should be given to providing electrically classified equipment as part of the base building design to provide flexibility for the types of chemicals and operations that can be present within the room.

If you have any questions or would like assistance with determining the best approach for the design of your chemical storage room, please do not hesitate to contact us at info@crcfire.com

How are the quantities of generator fuel oil storage regulated by the building code?

The most common emergency generator fuel source we see utilized on projects is diesel, which is classified as a Class II combustible liquid, in accordance with International Building Code (IBC) hazardous materials classifications. The storage or use of Class II combustible liquids within a building is regulated either as part of a control area, or as a High-Hazard Group H occupancy if control area maximum allowable quantity (MAQ) limits are exceeded. One exception to this is fuel oil storage. Specifically, IBC Table 307.1(1) footnote i exempts fuel oil storage complying with Section 603.3.2 of the International Fire Code (IFC) from control area MAQ limits. There are two major thresholds to consider when determining if IFC Section 603.3.2 can be satisfied:

  1. The aggregate capacity of all tanks is not permitted to exceed 660 gallons, or 3,000 gallons if in protected above-ground tanks (integral secondary containment, thermally insulated, listed per ANSI/UL 2085) complying with IFC Section 5704.2.9.7.
  2. Tanks in basements must not be located more than two stories below grade plane.

If both above criteria cannot be satisfied and assuming the fuel storage quantity exceeds control area MAQ limits, a High-Hazard Group H occupancy would be required. This does however come at a cost with potential upgrades to room fire resistance ratings, ventilation, and emergency alarms to name a few.

Irrespective of whether a High-Hazard Group H occupancy is triggered, it is important to note that compliance with NFPA 37, Standard for the Installation and Use of Stationary Combustion Engines and Gas Turbines, is required. The criteria within this standard would apply in addition to the requirements previously outlined above with examples such as increased room fire resistance ratings, specialty ventilation, and spill containment.

If you have any questions or would like assistance on the generator fuel oil storage approach for your project, please do not hesitate to contact us info@crcfire.com.

Fire pumps are an essential component of many water-based fire protection systems. They are used in instances where a building’s demand pressure exceeds the pressure that can be provided by the water supply. They are common in high rise buildings, as well as buildings with large sprinkler demand (high hazard storage, for example). Fire pumps can only be used to increase the available pressure, not the available flow. If there is inadequate flow, a fire pump alone will not be an effective solution – a water storage tank will also be required, often requiring a fire pump as well.

Just as a car needs to get its oil changed or tires rotated, a fire pump also requires preventative maintenance and care. The requirements for inspection, testing, and maintenance (ITM) of fire pumps can be found within Chapter 8 of NFPA 25: Standard for the Inspection, Testing, and Maintenance of Water-Based Fire Protection Systems. A summary of the ITM requirements can be found in Table 8.1.1.2 of NFPA 25, 2014 Edition. One of the tests that is required is the annual flow condition test, which is to be performed by a qualified sprinkler service contractor. NFPA 25 describes the different testing methods that can be utilized for this test.

Three separate scenarios occur during the annual flow test:

  • No-flow (Churn): This represents the pump at minimum flow which should not exceed 140% of the rated pressure
  • 100% rated flow: This represents the pump’s rated flow at its rated pressure
  • 150% rated flow: This represents a pump’s flow at 65% of the rated pressure

These flows are achieved by discharging specific amounts of water through the fire pump test header using approved testing devices that measure the flow and pressure coming from each test port. Once the desired flows are reached, the results are recorded, and they are then graphically represented on what is known as a pump performance curve, which is typically found on a Test Report. Below is a basic example of pump test results.

The Fire Pump Rating can be found on the fire pump’s name/data plate, the Test Results are the results recorded by the service contractor, and the Theoretical Results are what is expected based on the original manufacturer’s specifications. When added to a graph, they typically look as shown below in Figure 1, with the blue line being the Test Results and the green line being the Theoretical Results.

Figure 1: Fire Pump Performance Curve – Performing as Expected

A new fire pump is required to perform in accordance with NFPA 20: Standard for the Installation of Stationary Pumps for Fire Protection. The curve provided by the manufacturer is the preferred basis of comparison when determining of a pump is performing as it should. NFPA 25 § 8.3.7.3 and § 8.3.7.4 outline what is considered acceptable when it comes to the fire pump performance test. It states that if a pump yields results less than 95% of the pump’s rated pressure and flow, than an investigation must be conducted as to why the pump is yielding a degraded performance. The example above shows that the pump is within the 95% rated performance meaning the pump test results are acceptable and no further investigation is needed.

The curves in Figure 1 closely resemble one another which is also a good indication that the pump is performing as it should, but the values should still be fully analyzed. If there is an issue with the pump’s performance, the curves will typically look different from one another as shown in Figure 2 below.

Figure 2: Fire Pump Performance Curve – Under Performing

As seen above the test data results deviate more than 5% from the rated performance, and further investigation is needed. During this investigation is when issues with the pump components are typically discovered. The longer an issue is left unaddressed, the more costly the effect could be. An underperforming pump does not necessarily mean a complete replacement is needed, as there are numerous causes for poor performance test results.

The results of the test should be interpreted by qualified personnel who can properly analyze each aspect of the report. In many cases, a thorough analysis of a pump and its performance data can find a relatively inexpensive solution help resolve performance issues. Remember, fire pumps are an important part of the life safety system in a building, so proper performance is key.

If you have questions on fire pump testing, or need assistance with reviewing fire pump test results, please contact us at info@crcfire.com or 617-500-7633.

Did you know?

Hazardous materials are contained in two types of systems: closed and open systems. Establishing whether materials are in storage, open use, or closed systems is key to applying the Maximum Allowable Quantity tables. The building code establishes different maximum allowable quantities for hazardous materials in storage, open use, and closed use. Definitions for open and closed systems are below:

The storage of hazardous materials is defined as the keeping, retention or leaving of hazardous materials in closed containers, tanks, cylinders, or similar vessels; or vessels supplying operations through closed connections to the vessel.

A closed system is defined the use of a solid or liquid hazardous material involving a closed vessel or system that remains closed during normal operations where vapors emitted by the product are not liberated outside of the vessel or system and the product is not exposed to the atmosphere during normal operations; and all uses of compressed gases. Example of a closed system includes product conveyed through a piping system into a closed vessel, system or piece of equipment.

An open system is defined as the use of a solid or liquid hazardous material involving a vessel or system that is continuously open to the atmosphere during normal operations and where vapors are liberated, or the product is exposed to the atmosphere during normal operations. Example of open systems includes dispensing from or into open beakers or containers.

When hazardous materials are expected to be used or stored within a new or existing building, each hazardous material should be classified under the International Building Code and International Fire Code (IBC/IFC) classifications in order to apply pertinent code provisions and evaluate against maximum allowable quantity (MAQ) limits. MAQ limits per control area are presented in tables 307.1(1) and (2) of the building code which are based on the various classification definitions found in Chapter 2.

Although there are several other classification schemes in the industry (including NFPA, DOT, GHS) which can make interpreting a Safety Data Sheet (SDS) confusing, IBC/IFC classifications are important for building design, construction, and operation. For example, a category 3 flammable liquid under GHS is classified as having a flash point between 73°F to 140°F while the IBC (which aligns with NFPA 30) classifies both Class IC and II liquids within the same range:

Listed below are definitions and classifications for some of the more commonly used materials, divided into sections for Physical Hazards and Health Hazards:

 

Please note that these definitions are paraphrased from the International Building Code definitions. For the full definitions of each hazardous material classification please refer to Chapter 2 of the building code.

Physical Hazards

Combustible Liquid: A liquid having a closed cup flash point at or above 100°F (38°C). Combustible liquids shall be subdivided as follows:

Class II: Liquids having a closed cup flash point at or above 100°F (38°C) and below 140°F (60°C).
Class IIIA: Liquids having a closed cup flash point at or above 140°F (60°C) and below 200°F (93°C).
Class IIIB: Liquids having a closed cup flash point at or above 200°F (93°C).

Flammable Liquid: A liquid having a closed cup flash point below (100°F) (38°C). Flammable liquids are further subcategorized as Class I liquids:

Class IA: Liquids having a flash point below 73°F (23°C) and a boiling point below 100°F (38°C).
Class IB: Liquids having a flash point below 73°F (23°C) and a boiling point at or above 100°F (38°C).
Class IC: Liquids having a flash point at or above 73°F (23°C) and below 100°F (38°C).

Cryogenic Fluid (flammable or oxidizing): A liquid having a boiling point lower than -150°F (-101°C) at 14.7 pounds per square inch atmosphere (psia) (an absolute pressure of 101 kPa).

Explosive: Chemical compound, mixture or device, the primary or common purpose of which is to function by explosion. Term includes any material determined to be within scope of USC Title 18: Chapter 40 and also includes any material classified as an explosive other than consumer fireworks, 1.4G by the hazardous materials regulations of DOTn 49 CFR Parts 100-185.

Flammable Liquified-Gas: A liquefied compressed gas which under a charged pressure, is partially liquid at a temperature of 68°F (20°C) and which is flammable.

Inert Gas: A gas that is capable of reacting with other materials only under abnormal conditions such as high temperatures, pressures and similar extrinsic physical forces. Within the context of the code, inert gases do not exhibit either physical or health hazard properties as defined (other than acting as a simple asphyxiant) or hazard properties other than those of a compressed gas. Examples of common inert gases include argon, helium, krypton, neon, nitrogen, and xenon.

Oxidizing Gas: A gas that can support and accelerate combustion of other materials more than air does.

Organic Peroxide: An organic compound that contains the bivalent -O-O- structure and which may be considered to be a structural derivative of hydrogen peroxide where one or both of the hydrogen atoms have been replaced by an organic radical. Organic peroxides can pose an explosion hazard (detonation or deflagration), or they can be shock sensitive. They can also decompose into various unstable compounds over time.

Oxidizer: A material that yields oxygen or other oxidizing gas, or that readily reacts to promote or initiate combustion of combustible materials and, if heated or contaminated, can result in vigorous self-sustained decomposition.

Pyrophoric: A chemical with an auto-ignition temperature in air, at or below a temperature of 130°F (54.4°C).

Unstable Reactive: A material (aside from an explosive) which in the pure state or as commercially produced, will vigorously polymerize, decompose, condense or become self-reactive and undergo other violent chemical changes, including explosion, when exposed to heat, friction or shock, or in the absence of an inhibitor, or in the presence of contaminants or in contact with incompatible materials. Unstable reactive are further subdivided into classes (Class 1 through Class 4).

Water Reactive: A material that explodes; violently reacts; produces flammable, toxic or other hazardous gases; or evolves enough heat to cause autoignition or ignition of combustible upon exposure to water or moisture. Water-reactive materials are subdivided into Class 1, Class 2, and Class 3.

Health Hazard

Corrosive: Chemical that causes destruction of or irreversible alterations in living tissue by chemical action at the point of contact for an exposure period of 4 hours.

Toxic: Chemical falling within any of the following below:

  1. A chemical that has a median lethal dose (LD50) of more than 50 milligrams per kilogram, but not more than 500 milligrams per kilogram of body weight when administered orally to albino rats weighing between 200 and 300 grams each.
  2. A chemical that has a median lethal dose (LD50) of more than 200 milligrams per kilogram, but not more than 1,000 milligrams per kilogram of body weight when administered by continuous contact for 24 hours (or less if death occurs within 24 hours) with the bare skin of albino rabbits weighing between 2 and 3 kilograms each.
  3. A chemical that has a median lethal concentration (LC50) in air of more than 200 parts per million, but not more than 2,000 parts per million by volume of gas or vapor, or more than 2 milligrams per liter but not more than 20 milligrams per list of mist, fume or dust, when administered by continuous inhalation for 1 hour (or less if death occurs within 1 hour) to albino rats weighing between 200 and 300 grams each.

Highly Toxic: A material which produces a lethal dose or lethal concentration that falls within any of the following categories:

  1. A chemical that has a median lethal dose (LD50) of 50 milligrams or less per kilogram of body weight when administered orally to albino rats weighing between 200 and 300 grams each.
  2. A chemical that has a median lethal dose (LD50) of more than 200 milligrams or less per kilogram of body weight when administered by continuous contact for 24 hours (or less if death occurs within 24 hours) with the bare skin of albino rabbits weighing between 2 and 3 kilograms each.
  3. A chemical that has a median lethal concentration (LC50) in air of more than 200 parts per million by volume of gas or vapor, or 2 milligrams per liter or less of mist, fume or dust, when administered by continuous inhalation for 1 hour (or less if death occurs within 1 hour) to albino rats weighing between 200 and 300 grams each.

Please contact us at info@crcfire.com if we can be of assistance on your next Science and Technology project or general use and storage of hazardous materials.

During construction or fire protection impairments, the need to supply standpipes and sprinklers does not simply go away because of the impairment or because the building is under construction. The question of fire protection water supply is often dismissed with “the fire department will just pump into the system.” While this may be the case in many circumstances, it is not always possible.

The volume of water and pressures that the local fire department can provide during an incident depend on several key factors:

  • How much water is required
  • Where the water needs to be pumped
  • Capacity of the fire apparatus
  • Proximity and adequacy of the water supply (e.g. hydrants, municipal supply)

In order to determine whether the fire department can supply the required fire protection water during an event, first an understanding of how much water is required is necessary.  For the majority of buildings with sprinkler and standpipe systems, the standpipe demand will drive the overall fire protection water supply needs.  As such, this discussion will focus on standpipe system demands, but it is important to note that in cases where the sprinkler system (or other fire protection system) demand exceeds the flow or pressure requirements of the standpipe system, then similar considerations would need to be evaluated for those systems.  That said, the number of standpipes has a direct impact on the volume of water required.  A single standpipe requires 500 gpm, two require 750 gpm, and three or more standpipes require 1,000 gpm.  Current code requires these flows be provided at 100 psi minimum residual pressure at the hose connection outlet.

The next question is where does the water need to go? If the building in question is only three stories tall with two standpipes (750 gpm), it is likely that the local fire department can supply the standpipes with few problems. The difficulties begin as the building’s height increases. The taller the building, the greater pressure is required to overcome gravity’s influence on the water. An additional 0.433 pounds per square inch (psi) is needed for every foot of elevation. A building that is 150 feet tall requires 65 psi just to lift the water to the top, not including the friction loss through the piping or pressure required at the outlet. The presence of pressure restricting valves (PRVs) will only increase the required pressure at the Fire Department Connection (FDC), given the additional pressure loss attributed to the PRVs.

Once the in-building demands are defined, the capacity of the local fire apparatus needs to be understood. Most engines in New England are equipped with single-stage pumps ranging from 1,000 gpm to 1,500 gpm (although two-stage pumps or pumps with ratings over 2,000 gpm are not unheard of). In our area, engines in Boston and Cambridge predominantly have single-stage, 1,250 gpm pumps, with a few notable exceptions. This capacity is measured at 150 psi discharge pressure, “at draft.” This means the pump can pull from a static water supply, like a river, pond, or tank, and add 150 psi to the 1,250 gpm as it passes through. It also means that it can have a residual pressure of 0 from a fire hydrant, and still add 150 psi (though most fire departments will maintain at least a 20 psi residual pressure when working from a hydrant).

If the pressure is increased beyond 150 psi, the pump’s volume capacity begins to drop. At 200 psi, the pump will only flow 70% of its rated capacity (875 gpm for our example 1,250 pump). At 250 psi, it will only flow 50% (625 gpm). This is the pressure added to what is being supplied to the truck, so if the connected fire hydrant has a residual pressure of 100 psi at 625 gpm, the pump will provide 350 psi (100 psi + 250 psi) at 625 gpm at the pump outlet. That said, above 250 psi, many engines will start to see relief valves operate to protect the truck’s piping systems and hose lines. There is a practical maximum pressure that is available, and it is dependent upon how each individual engine was specified and built. Whether these flows and pressures are adequate will depend on the determined in-building demand.

The last factor discussed here is the proximity and adequacy of the water supply that will be connected to the engine. How far away are the fire hydrants, and can they supply the quantities and pressures that are needed? We often see “good” hydrants in large downtown areas – hydrants that can supply 1,200 gpm or 1,400 gpm with a 70 psi residual pressure, but can the hydrant nearest the FDC supply the quantities of water that are needed? Or is it at the end of a 6-inch main in a low-pressure part of the water distribution system? A hydrant that can provide 1,000 gpm but with only 20 psi residual can be problematic for systems that require high pressures.

If the hydrants are more than 100 feet away, the fire department will have to extend the hose lines to reach the FDC, which will lower the pressure available at the FDC. What size hose does the fire department use to connect to hydrants? A 25-foot length of 6-inch hose will provide far more volume – and have less friction loss – than a 100-foot length of 4-inch hose or two 3-inch hoses.

The answers to these and similar questions will impact whether “the fire department will just pump into the system,” and be capable of providing adequate water supply during an incident. Discussions with the local fire department, and an understanding of how their fire engines operate, is crucial to providing adequate fire protection during construction or impairments. A proactive and thoughtful approach can go a long way to mitigating the potential fire protection problems that could otherwise result during an incident response.

If you have questions on standpipes, impairment planning, or construction fire safety, please reach out to info@crcfire.com for additional information.

 

 

Providing appropriate means of egress can be a difficult challenge as site mobilization starts and the construction project is in its infancy.  All new buildings under construction over one-story in height are required to be provided with at least one stairway in a usable condition at all times that meets the requirements of NFPA 101, Life Safety Code (NFPA 241 7.5.6). This stair is required to be lit and provided with appropriate stair identification signage as required to provide safe egress. This stair signage minimally shall include floor number, stair number, and direction of travel for safe egress. In addition, all means of egress features must be provided in accordance with Section 4.6.10 of NFPA 101, which requires doors, stairs, etc. be provided and arranged in a manner in which NFPA 101 can be reasonably applied.

Commonly, it is necessary due to coordination or scheduling issues that installation of the permanent stairs may be delayed, and alternative means of escape must be provided. This compliance is achieved by providing at least one, temporary, code compliant scaffold stair, and a second means of escape via a ladder, alternating tread device, etc. Where temporary, scaffold stairs are utilized, they are required to be 36” or greater in width, with maximum 7” risers and minimum 11” tread depths. Guards/handrails are provided for fall protection with a top and mid rail. Temporary stairs may be erected exterior to the building, or within a future mechanical shaft within the building not yet being utilized. As the permanent stair installation is completed, the temporary stairs can then be removed as they are no longer required for safe egress.

If you have any questions about how your project can provide appropriate, safe egress for the duration of construction, please reach out to info@crcfire.com for additional information.

Wherever chemicals are stored or used, flammable liquid storage cabinets are a familiar sight. Whether it is a laboratory, industrial factory or warehouse, construction site, or repair garage, you are bound to come across a few. Flammable liquid storage cabinets are a common sight in many locations including labs, warehouses, factories, construction sites, and garages. They are usually easy to find as they are typically covered in an enamel-finish yellow paint with big red letters reading “FLAMMABLE KEEP FIRE AWAY”.

Beyond convenience and familiarity, there are many code reasons why cabinets are used:

  1. Separation of incompatible materials
  2. Increases to control area maximum allowable quantities
  3. NFPA 45 laboratory storage requirements
  4. OSHA storage requirements

To be considered adequate by the building and fire codes, storage cabinets for flammable and combustible liquids are required to meet the provisions of NFPA 30, Flammable and Combustible Liquids Code, or the International Fire Code, depending on the locally adopted fire code. Both codes provide allowances for listed cabinets and unlisted manufactured steel or wooden cabinets.

The more commonly used steel cabinets are manufactured to the following parameters:

  1. No. 18 gauge double-walled steel with 1.5” airspace between walls.
  2. Riveted or welded tight-fitting joints.
  3. Well-fitted doors that are self-closing and latching, with 3-point latch.
  4. A 2” liquid-tight sump at the bottom for nominal spill control.

The following are frequently asked questions regarding flammable liquid storage cabinets:

  1. Are flammable liquid cabinets required to be ventilated? Not typically. Unless required by local jurisdictions, the base codes and standards do not require that cabinets be ventilated.
  2. Are cabinets required to be grounded? Although many manufacturers provide a grounding screw on their cabinets for convenience, they are not required to be grounded when used for closed storage.
  3. How much can be stored in a cabinet? Up to 120 gallons of flammable and combustible liquids are permitted to be stored within a flammable cabinet per NFPA and ICC codes.
  4. Is a cabinet sufficient to meet spill control requirements? Most cabinets only provide a 2” sump capacity which is not always sufficient for a spill of larger containers such as drums.

If you have questions about Flammable and Liquid Storage Cabinets or the requirements when dealing with flammable and combustible liquids, please feel free to contact us.

“When am I required to have my elevator serve as an accessible means of egress?”

A question frequently asked and for the purposes of this response, the assumption is that the project is located in Massachusetts and will be designed under 780 CMR, Massachusetts State Building Code (9th Edition), which is based on the 2015 International Building Code (IBC).780 CMR 1009.2.1 requires at least one accessible means of egress to be an elevator in buildings where a required accessible floor is four or more stories above or below a level of exit discharge. The code defines the level of exit discharge as the story at which an exit terminates and an exit discharge begins. On a flat site, a building that is “four stories above the level of exit discharge” would equate to a 5-story building. See the figure below for examples. Once this number of stories is reached, at least one elevator serving all floors in the building would be required to serve as an accessible means of egress. In order to be considered as an accessible means of egress, the elevator would be required to comply with the provisions of 780 CMR 1009.4, including being equipped with a standby power source. To meet the standby power requirement, it is our experience that this necessitates an emergency generator and not battery-backup to satisfy.

When discussing such buildings, another common question is, “Are there any options to avoid installing an emergency generator to serve as the standby power source when an elevator is required as an accessible means of egress?”

Foremost, if the building is classified as a high-rise, elevators are required to be equipped with a standby power source in accordance with 780 CMR 403.4.8.3, and the generator is not able to be avoided.

If the building is not a high-rise, there may be an option to avoid an emergency generator depending on the specific building design. If the building is a low-rise and is more than four stories above the level of exit discharge, an alternate option is to utilize horizontal exits. 780 CMR 1009.2.1, Exception 1 states that in buildings sprinklered in accordance with NFPA 13 or 13R, an elevator is not required to serve as an accessible means of egress on floors provided with a horizontal exit located at or above the levels of exit discharge. This effectively means the following:

  1. The building cannot have any accessible stories located below the level of exit discharge;
  2. Horizontal exits, complying with 780 CMR 1026, must be provided on all floors.

Horizontal exits have their own series of requirements that must be met. A few considerations before you get rid of the generator include, but are not limited to:

  1. In most occupancies, horizontal exits are not permitted to serve as more than one-half of the required number of exit or egress capacity (780 CMR 1026.1).
  2. The horizontal exit must be 2-hour rated with 90-minute opening protectives and be continuous from exterior wall to exterior wall. Any cross-corridor doors will likely need to be bi-directional assuming that they serve more than 49 occupants on either side (780 CMR 1026.3).
  3. The horizontal exit must extend vertically through all levels of the building. It does not necessarily need to align vertically, but where horizontal transitions occur between stories, the floor/ceiling assembly and all supporting construction must be 2-hour rated (780 CMR 1026.2).
  4. An adequate refuge area complying with 780 CMR 1026.4 must be provided on both sides of the horizontal exit (780 CMR 1026.4). The refuge area must be adequate to accommodate the original occupant load of the refuge area plus the occupant load anticipated from the adjoining compartment.
  5. Standpipe hose connections may be required adjacent to the horizontal exit in accordance with 780 CMR 905.4(2).
  6. Exit signage and manual pull stations are required for the horizontal exit doors serving as a means of egress.

To summarize, there may be an option to avoid installing an emergency generator when elevators are required to serve as an accessible means of egress. However, there are a number of factors that must be considered including whether the building is a high-rise and whether there are any accessible stories located below the level of exit discharge. Beyond this, horizontal exits come with their own slew of requirements which could have significant implications on the design and cost of your project. Contact us today to see how we can help make the best informed decision on your project.

 

In recent years, the inclusion of high-end amenities such as natural gas grills and fireplaces have helped apartment and condominium complexes attract a wide range of renters. These touches of domesticity are a welcome luxury to building occupants, however due to their inherent safety risks, specific safety functions are required when incorporating into a building’s design.

As adopted and amended by 248 CMR, NFPA 54, National Fuel and Gas Code, outlines specific requirements for natural gas appliances such as outdoor fireplaces and grills. One such requirement is the need for an accessible, approved manual shutoff valve approved by the AHJ prior to installation. The manual valve must be dedicated to a single appliance and be located within 6 feet of such appliance unless specific exceptions are met. At decorative fireplaces, this valve may be located within the unit if listed for such use. The details associated with the valve and fuel piping are subject to the provisions of NFPA 54 and 248 CMR, and should be incorporated as a part of the plumbing design.

When arranging shutoff devices, numerous factors must be considered. For example, the manufacturer’s installation instructions/data sheet will provide specific criteria as to the height, orientation, approximate location, and means of attachment for a specific device. Since these are the conditions by which the device has been tested and listed, they must be complied with.

Equally important to the manufacturer guidelines are the requirements of the Authority Having Jurisdiction (AHJ). The AHJ will outline their specific requirements for type, number, and location of shutoff devices. These requirements can vary from jurisdiction to jurisdiction, meaning that up-front coordination during the design phase of a project is paramount to minimize unforeseen issues during the building sign-off process. As an example, some AHJ’s may require an emergency shutoff button in addition to the manual shutoff valve previously discussed. Typically these would be located in the vicinity of the appliance and/or situated at the entrance to the space containing the appliance to allow for remote shutoff.

Figure 1: Example of Gas Shutoff Switch at an Egress Door

Ultimately, when installing a natural gas heating appliance, special care should be taken in determining the location of safety devices. While NFPA 54 will outline basic requirements, the manufacturer’s data sheet and the approval of the AHJ should be consulted to ensure the most optimal arrangement is chosen. Proactive coordination will ensure devices are located appropriately from the outset of the project, limiting rework and any changes to overall design.

If you have any questions about concealed space allowances or have any other concerns associated to this topic, please feel free to reach out to info@crcfire.com for additional information.

 

This blog is the third in a series on Evacuation Planning, specifically addressing Fire Drills.  For Part 1 of the series focused on Emergency Action Plans, please see here. Part 2 of the series focused on Required Egress Posting, can be found here.

Fire drills are required within many jurisdictions that adopt NFPA 1, Fire Prevention Code. They are required in education, healthcare, residential board and care, ambulatory health care, dormitory, hotel, mercantile, and business occupancies either entirely based on the occupancy classification, or in some cases, based on additional conditions such as total occupant load (NFPA 1 Section 10.5).

Where drilling is required, the following items must be taken into consideration:

  • Drills are required to be done in cooperation with the local Authority Having Jurisdiction (AHJ);
  • The frequency of the drills should be such that occupants are familiar with the procedure and can display appropriate drill procedure as routine;
  • All building occupants subject to the drill should participate and be provided suitable accommodation to participate;
  • The drills should be focused on educating occupants on the correct procedures, rather than evaluated based on the speed of the drill;
  • Drills should be conducted at both announced and unannounced times and under varying conditions to simulate the unpredictability of when a true incident may occur;
  • The area of relocation should be predetermined; and
  • A written log of each drill should be completed by the person conducting the drill and maintained in an appropriate manner.

In addition to the provisions within NFPA 1, the local AHJ may also have unique requirements.  In the case of Boston Fire Department, specific expectations are listed for essential personnel, exit drill organization, emergency systems, and emergency operation (via Department Guidelines for Evacuation Planning Fire Prevention Order 72).

There is no reason for your next fire drill to resemble a scene from The Office. If you need assistance in creating a procedure or would appreciate assistance in conducting the fire drills on your preferred schedule, our team is available for such services (info@crcfire.com).