Sprinklers Req'd for Type I-B Highrise Balconies?

3/12/2024

A municipality in which we work is denying my request to eliminate sprinklers on exterior patios and balconies because of 2018 IBC paragraph 903.3.1.1.1, which states that just because one does not want sprinklers in a room or area for whatever reason if it is normally required to be sprinklered.

Then, two paragraphs later, Section 903.3.1.2.1 the code specifically addresses balconies and patios and goes on to discuss when sprinklers are required as if they are normally not required.

How can I explain this?

Also, the building is a highrise, I-B construction.

Thanks in advance.

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11 Comments

Todd E Wyatt

3/12/2024 08:21:31 am

Occupancy Classification (OC) = ???

The adopted scoping Code (e.g. IBC-2018) determines where an automatic sprinkler system (ASPS) is required to be installed based on the building’s Occupancy Classification(s) (OC) and/or Specific Building Areas and Hazards (per IBC-2018 903.2.11).

The section you reference (Section 903.3.1.2.1) is per “903.3.1.2 NFPA 13R Sprinkler Systems” which is limited to “Group R occupancies up to and including four stories in height in buildings not exceeding 60 feet (18 288 mm) in height above grade plane.”

You did not identify what the OCs are included in the building.

Type of Construction (TC) does not affect the requirements of an Automatic Sprinkler System (ASPS). An ASPS does affect the “allowables” (Building Area, Building Height, and Number of Stories) based on the building’s ASPS, its OCs, and its TC.

Todd E Wyatt

3/12/2024 08:22:01 am

REFERENCES
IBC-2018
Chapter 9 Fire Protection and Life Safety Systems
Section 903 Automatic Sprinkler Systems
903.2 Where Required
Approved automatic sprinkler systems in new buildings and structures shall be provided in the locations described in Sections 903.2.1 through 903.2.12.
Exception: Spaces or areas in telecommunications buildings used exclusively for telecommunications equipment, associated electrical power distribution equipment, batteries and standby engines, provided that those spaces or areas are equipped throughout with an automatic smoke detection system in accordance with Section 907.2 and are separated from the remainder of the building by not less than 1-hour fire barriers constructed in accordance with Section 707 or not less than 2-hour horizontal assemblies constructed in accordance with Section 711, or both.

903.3 Installation Requirements
Automatic sprinkler systems shall be designed and installed in accordance with Sections 903.3.1 through 903.3.8.
903.3.1 Standards
903.3.1.2 NFPA 13R Sprinkler Systems
Automatic sprinkler systems in Group R occupancies up to and including four stories in height in buildings not exceeding 60 feet (18 288 mm) in height above grade plane shall be permitted to be installed throughout in accordance with NFPA 13R.
The number of stories of Group R occupancies constructed in accordance with Sections 510.2 and 510.4 shall be measured from the horizontal assembly creating separate buildings.
903.3.1.2.1 Balconies and Decks
Sprinkler protection shall be provided for exterior balconies, decks and ground floor patios of dwelling units and sleeping units where either of the following conditions exists:
The building is of Type V construction, provided that there is a roof or deck above.
Exterior balconies, decks and ground floor patios of dwelling units and sleeping units are constructed in accordance with Section 705.2.3.1, Exception 3.
Sidewall sprinklers that are used to protect such areas shall be permitted to be located such that their deflectors are within 1 inch (25 mm) to 6 inches (152 mm) below the structural members and a maximum distance of 14 inches (356 mm) below the deck of the exterior balconies and decks that are constructed of open wood joist construction.

Dan Wilder

3/12/2024 08:24:22 am

903.3.1.1.1 requires protection with an approved fire detection system as an alternative to providing fire sprinklers. Does the balcony have this level of protection?

903.3.1.2.1 is a subsection specific to NFPA 13R which wouldn't apply to a high rise.

Unless the AHJ has modified this specific section in their adopted codes and standards, sprinkler protection will be required unless an approved AM&M can be utilized.

Colin Lusher

3/12/2024 02:11:43 pm

903.3.1.1 Requires sprinklers "throughout", but only "in accordance with NFPA 13". The exemptions provided in 903.1.1.1.1 are exemptions BEYOND the requirements of NFPA 13. So per IBC 2018 you are allowed to eliminate sprinklers where they are NOT required by NFPA 13, OR by 903.1.1.1.1.

Following this, NFPA 13 (2016) section 8.15.7.2 allows for sprinklers to be omitted from balconies where the construction is non-combustible. It goes on to state in appendix A that combustible furniture does not need to be considered.

This said, it seems pretty clear to me that sprinklers are NOT required. Wouldn't you agree Dan?

Dan Wilder

3/12/2024 03:20:06 pm

None of my AHJ's allow that due to balcony BBQ's, Blackstone flat tops, and smokers being placed into the area. The building owners tried to get things written into the CC&R's for tenants which lasted about 2 years then it started getting abused so it was rescinded.

Is it arguable, sounds like it with some written assurances and an open AHJ, it could be allowed.

Enhanced content from the 2022 -
Does the presence of patio furniture on exterior balconies necessitate sprinklers for all balconies?

The committee has stated that combustibles such as patio furniture, which may be wood or plastic and include cushions, are not sufficient to justify sprinkler protection for balconies that would not otherwise require sprinkler protection. However, judgment is needed, and sprinklers might be justified where the balcony contains combustible loading such as patio furniture or if ignition sources are present, such as a furnace located off, and accessed from, the balcony.

Colin Lusher

3/12/2024 03:48:58 pm

Yes, I understand the position of your AHJ Dan, although it does seem a bit conservative. However, my jurisdiction is opposite; we are very rarely required to install them on balconies, however, most of the HOA's have restrictions that don't allow BBQ's or any fuel fired cooking equipment on the balconies, and you can't store anything other than a plant or two on most balconies.

And yes, that enhanced content is also in 2016 version. I do find it a bit funny that it seems to say, "combustible patio furniture doesn't factor into the equation", and then goes straight into the "but you may need to use your engineering judgement if combustible patio furniture is present".

Jack G

3/12/2024 10:21:11 am

Lots of things to consider.
Off the top of my head--
1-B construction- non combustible, steel/ concrete with no protection of structural members. According to the chart in the IBC 2 hour rated structural walls.
Max building height ( another chart 160 feet)
Balconies over 2 ft require sprinklers.
Opening in fire rated exterior wall if it exceeds 120 sq inches must be protected by sprinklers ( protect balconies )
Balcony doors ( glass) and frames in exterior walls are not usually rated. Or minimally rated.
If reduction is taken for being fully protected with sprinklers — and reduction in required fire rating, or area increase then the rules that regulate that must be followed.
See IBC “commentary” chart for differences in 13, 13-r, 13d .
Or Meyer fire cheat sheet ( 2019) for intended requirements

Conrad

3/12/2024 02:00:43 pm

As Jack mentions, IBC - 2018, table 504 specifies height limitations, a Group R High Rise IB will be over 75 feet tall and therefore must follow "S" footnote on table 504 which references 903.3.1.1 for fire sprinkler system NFPA 13.

Assuming NFPA 13 - 2016, see if the balcony falls under any exceptions in section 8.15.7.

Will there be any BBQ or open flame appliances?

Colin Lusher

3/12/2024 02:15:04 pm

IBC 2018 section 903.3.1.1 Requires sprinklers "throughout" the building, but only "in accordance with NFPA 13". The exemptions provided in 903.1.1.1.1 are exemptions BEYOND the requirements of NFPA 13. So per IBC 2018 you are allowed to eliminate sprinklers where they are NOT required by NFPA 13, OR by 903.1.1.1.1.

Following this, NFPA 13 (2016) section 8.15.7.2 allows for sprinklers to be omitted from balconies where the construction is non-combustible. It goes on to state in appendix A that combustible furniture does not need to be considered.

IBC 903.3.1.2 is for NFPA 13R only and does not apply to your building.

This said, it seems pretty clear to me that sprinklers are NOT required unless there is some sort of glaring source of combustion, such as a bbq. Short of that, it seems you have a strong argument for your AHJ.

Conrad

3/12/2024 04:23:15 pm

Assuming Group R High Rise, any projection over 2 ft could be used for combustible storage (not including the allowances for combustible furniture and similar) and then NFPA 13 - 2018, section 8.15.7.5 would apply.

This of course is depending on AHJ. Hotels can be converted later into R-2 apartments. Providing information on plans for the balcony such as "no storage" is not a guarantee of actual use by residents/guests.

Colin Lusher

3/12/2024 04:41:22 pm

Sure, any space "could be used for combustible storage", and with that very conservative approach (imo), you'll be sprinkling every eve over 2-ft regardless of intended or practical use. Is it likely going to be used for storage? Probably not. These exceptions in NFPA 13 are there for a reason, and therefore I use them within reason when applicable and when my engineering judgement tells me its acceptable. You can't design a building around every unforeseen (is it going to turn into an apartment in 20-years?), and I don't waste much time trying to predict the unpredictable. I feel fine omitting balcony sprinklers for non-combustible hotels AND apartments, as long as there are no BBQ's allowed on the balcony, and as long as the HOA has reasonable requirements for what can and cannot be stored on the balcony. And believe me, if someone is breaking the HOA rules, they're going to hear about it real quick in my jurisdiction as there is sure to be a Karen hiding behind every window shade lol.

Sprinklers Req'd for Type I-B Highrise Balconies?

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