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BCC Ruling No. 97-51-593

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BUILDING CODE COMMISSION DECISION ON B.C.C. #97-51-593

IN THE MATTER OF Subsection 24 (1) of the Building Code Act, 1992.

AND IN THE MATTER OF Article 3.2.9.3. of "the Building Code" (Ontario Regulation 419/89 as amended by Ont. Reg. 183/88, 581/88, 11/89 and 115/89).

AND IN THE MATTER OF an application by Mr. Richard Laplante, President, Builder's Warehouse, Orleans, Ontario, for the resolution of a dispute with Ms. Elizabeth Hilfrich, Chief Building Official, City of Gloucester, Ontario, to determine whether the proposed measures provides sufficiency of compliance regarding standpipe and hose pressure in accordance with Article 3.2.9.3. of the Ontario Building Code at the Self Serve Warehouse and Kiosk, 3636 Innes Road, Orleans, Ontario.

APPLICANT

Mr. Richard Laplante, President
Builder's Warehouse
Self Serve Warehouse and Kiosk
3636 Innes Road
Orleans, Ontario

RESPONDENT

Ms. Elizabeth Hilfrich
Chief Building Official
City of Gloucester

PANEL

Mr. Roy Philippe (Chair)
Mr. Rick Florio
Mr. Douglas Clancey

PLACE

Toronto and Ottawa, Ontario

DATE OF RULING

Thursday, November 13th, 1997

APPEARANCES

Mr. Peter Kindree
Peter J. Kindree Arch.
Ottawa, Ontario
Agent for the Applicant

Mr. Richard Laplante
President
Orleans, Ontario
The Applicant

Ms. Elizabeth Hilfrich
Chief Building Official
City of Gloucester
The Respondent

RULING

  1. The Applicant

Mr. Richard Laplante, President, Builder's Warehouse, Orleans, Ontario is a person to whom a building permit was issued under the Building Code Act, 1992 to construct a new, self-serve warehouse and kiosk, at 3636 Innes Road, Orleans, Ontario.

  1. Description of Construction

The Applicant recently constructed a Self-Serve Warehouse and Kiosk facility. The structure is intended for use as a public warehouse building in which individuals store belongings on multi-level racks.

The building is described as 1 storey in building height and 4076 m2 in roof area, and constructed of noncombustible construction. The structure is classified as having Group F, Division 2 major occupancy. It is equipped with a standpipe and hose system. The pressure in the standpipe and hose system is, however, 62 kPa (9psi) lower than the 450 kPa (65.3 psi) required under the OBC.

To compensate, the Applicant is proposing to provide an additional fire hydrant adjacent to the building, as well as supplying extra fire extinguishers within the structure.

  1. Dispute

The issue at dispute between the Applicant and Respondent is whether the proposed measures will provide sufficiency of compliance with Article 3.2.9.3. of the Ontario Building Code. In particular, will the addition of an extra hydrant and fire extinguishers be adequate to compensate for the approximately 14% pressure deficiency in the standpipe and hose system. Sentence 3.2.9.3.(6) of the OBC allows the residual water pressure at the design flow rate at the topmost outlet of a standpipe and hose system to be less than 450 kPa (65.3 psi) if certain conditions, such as sprinklering the building, are met. Since the subject building is not equipped with a sprinkler system, it does not meet these conditions.

  1. Provisions of the Building Code

Sentence 3.2.9.3.(6) Standpipe and Hose System Design

(6) The residual water pressure at the design flow rate at the topmost outlet of a standpipe and hose system that is required to be installed in a building is permitted to be less than 450 kPa (65.3 psi) provided that

(a) the building is sprinklered in conformance the requirements of Sentence 3.2.5.13.(1), (b) the water supply at the base of the sprinkler riser is capable of meeting the design flow rate and pressure demand of the sprinkler system, including the inside and outside hose allowance, and (c) fire protection equipment is available to deliver, by means of the fire department connection, the full demand flow rate at a residual water pressure of 450 kPa (65.3 psi) at the topmost outlet of the standpipe and hose system.

  1. Applicant's Position

The Applicant submitted that the proposed measures provide sufficiency of compliance with Article 3.2.9.3. of the OBC. In their view, the addition of an extra fire hydrant and fire extinguishers should be considered as adequate compensation for the 62 kPa (9 psi) shortfall in the standpipe and hose system's pressure.

The note that the Respondent is prepared to accept this alternative.

  1. Chief Building Official's Position

The Respondent submitted that the structure, as recently built, does not conform with the requirements of the OBC. It is their opinion that the proposed measures do not comply with the Code, nor can they be considered as equivalents under Section 2.7. The municipality's fire department has indicated that they have no concerns with the Applicant's measures provided that the proposed hydrant is located north-west of the entry kiosk. The fire department believes that by placing the hydrant at this location this would assist them in fire fighting.

The Respondent notes that while they support this proposal, they do not have the authority to approve it.

  1. Commission Ruling

It is the decision of the Building Code Commission that building A 3636 Innis Road provides sufficiency of compliance with 3.2.9.3.(6) of the Building Code provided an additional fire hydrant is located on the property to the North West of the entry Kiosk outside the fenced enclosure.

  1. Reasons

i) The building open on all four sides is one storey in height and access for fire fighting is available from the exterior. ii) The additional hydrant provides additional water supply on the site for internal and external fire fighting purposes. iii) The location of the hydrant is consistent with the pre fire planning needs established by the fire department. iv) A fire department connection is provided to permit the fire department to pressurize the standpipe system from the hydrant on the property.

Dated at Toronto this 13th day in the month of November in the year 1997 for application number 1997-59.

Roy Philippe, Chair

Rick Florio

Douglas Clancey