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BCC Ruling No. 15-03-1392

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Ruling No.: 15-03-1392
Application No.: B 2014-24

BUILDING CODE COMMISSION

IN THE MATTER OF Subsection 24(1) of the Building Code Act, S.O. 1992, c. 23, as amended.

AND IN THE MATTER OF
Sentence 3.2.5.7.(1) of Division B of Regulation 350/06, as amended, (the “Building Code”).

AND IN THE MATTER OF
an application by Bruce Nashman, Camp Wahanowin Limited, for the resolution of a dispute with David Wellman, Chief Building Official, to determine whether the proposal to use Lake Couchiching to provide a new assembly occupancy building with an adequate water supply for firefighting, without the construction of a dry hydrant, provides sufficiency of compliance with Sentence 3.2.5.7.(1) of Division B, of the Building Code, when considering A-3.2.5.7. of Appendix A to the Building Code, for Camp Wahanowin, at 6726 Rama Road, Longford Mills (Township of Ramara), Ontario.

APPLICANT

Bruce Nashman
Camp Wahanowin Limited
Longford Mills (Township of Ramara), Ontario

RESPONDENT

David Wellman
Chief Building Official
Township of Ramara, Ontario

PANEL

Tony Chow, Chair
Gary Burtch
Yaman Uzumeri

PLACE

City of Toronto, Ontario

DATE OF HEARING

November 20, 2014

DATE OF RULING

February 5, 2015

APPEARANCES

Bruce and Patty Nashman
Camp Wahanowin Limited
Longford Mills (Township of Ramara), Ontario
Applicant and Partner

David Wellman
Chief Building Official
Township of Ramara, Ontario
Respondent

RULING

1. Commission Ruling

It is the decision of the Building Code Commission that the proposal to use Lake Couchiching to provide a new assembly occupancy building with an adequate water supply for firefighting, without the construction of a dry hydrant, does not provide sufficiency of compliance with Sentence 3.2.5.7.(1) of Division B, of the Building Code, when considering A-3.2.5.7. of Appendix A to the Building Code, for Camp Wahanowin, at 6726 Rama Road, Longford Mills (Township of Ramara), Ontario.

2. Reasons

  1. Sentence 3.2.5.7.(1) of Division B, of the Building Code, requires an adequate water supply for firefighting to be provided for every building. Although the Building Code does not provide further detail as to what an adequate water supply means, the Appendix to the Building Code provides additional information in A-3.2.5.7. to consider when determining what may be adequate.
  2. The Commission heard that the Township of Ramara’s volunteer fire department is responsible for firefighting in this case. In addition, the Commission heard that there is a mutual aid agreement with the Rama Fire Department; however the Commission noted that this agreement can be terminated. The Commission also heard that the building permit the Applicant received included plans for the construction of a dry hydrant to access the water supply of nearby Lake Couchiching.
  3. The Commission notes that the Appendix does not form part of the Building Code requirements, it is the opinion of the Commission that the commentary found there provides guidance. A-3.2.5.7. states that an adequate water supply for firefighting should be an immediately available and accessible water supply and it is imperative that it be accessible under all climate conditions. A-3.2.5.7 also states, that its recommendations are grounded on prompt response by a well-equipped fire department.
  4. The Commission heard that the volunteer fire department, which is responsible for firefighting in this case, considers the proposed installation of a dry hydrant would reduce the risk that the Lake Couchiching water supply may not be immediately available, especially during the winter months.
  5. It is the opinion of the Commission that neither Part 3 of Division B, nor the Appendix to the Building Code, provides special considerations for seasonal use buildings.
  6. It is the opinion of the Commission that, in this case, a dry hydrant is required in order to reduce the risk that an adequate water supply may not be immediately accessible under all climate conditions.

Dated at the City of Toronto this 5th day in the month of February in the year 2015 for application number B 2014–24.

 

Tony Chow, Chair

Gary Burtch

Yaman Uzumeri