Consulting-Specifying Engineer - January 2009 - (Page 28) Existing building planning and designing New requirements of local building codes generally apply only to construction for which permits are issued after the effective date of the code requirement. As a result, existing buildings do not include all of the features that a code may require for new construction. Two other conditions are worth noting: • Occasionally, an authority having jurisdiction may enact retroactive code requirements. • Many building codes contain provisions for existing buildings. In most cases, the requirements for existing buildings are sensitive to existing conditions in buildings, providing a code-conforming method to improve public safety in existing buildings without having to meet the detail requirements of new construction codes. Many retroactive requirements also contain similar sensitivity and will allow the use of existing systems that provide desired functions. In very old buildings that have not been subject to major renovation, conditions may exist that are “grandfathered” because the building was designed and constructed under an old code. Even if subject to inspection, the inspection authority’s usual legal authorization is to evaluate the building against the requirements that were in effect at the time of construction. In the interest of public safety, building owners or operators may elect to retrofit properties with life safety improvements even when no retroactive code requirement has been enacted. Such improvements help maintain the marketability of the property and limit the liability of the owners and operators. If life safety improvements are made when no local code requires them, national standards should be used by the designers and installers. One can reasonably expect that, if enacted, retroactive requirements will be based on national standards. Designing and installing life safety systems to less than national standards generally does not meet the current standard of care. Planning the design and phasing the construction and installation of life safety improvements can be very different from that of new construction. It may be most cost-effective to make the improvements in conjunction with planned renovation or remodeling projects. The funding and sequencing of life safety improvements may be tied to a larger plan. Major factors include: • Whether the building will be occupied, partially occupied, or unoccupied during the retrofit. • The extent of the renovation or remodeling project. • The planned duration of the project. • The proportion of the building affected by the retrofit or remodeling project also may determine what code requirements may apply. The applicable building code may state a threshold level over which new construction requirements would apply rather than the code provisions for existing buildings. • The support of the building owner and operator is vital to a successful retrofit project. • Noise and restrictions of movement are inevitable. • Occupant notices and progress reports are vital. • Contractors need: o Storage space o Access for deliveries and refuse o Adequate work area to be efficient o A reliable schedule not interrupted by occupants. In an occupied building, owners and operators may expect commitments from designers and contractors: • Work rules • Time restrictions on noise • Contractor behavior • Daily clean-up • Scheduling access to areas with advanced notice. Teamwork is essential. Representatives of the building operator, designer, and contractors must communicate and operate as a team for a successful project. Working in an existing building environment will always provide surprises that require resolution. Contractors are responsible for means, methods, and successful completion; designers are responsible for project content and objectives; building operators are responsible for coordination with the owner and occupants. All must recognize the challenges faced by the others and be flexible. contractors who were not connected by contract, but who responded as a team to the interests of Hilton and Thor. In addition to the improved guest room emergency voice notification system, the new system provides many more rooms for hearing-impaired guests equipped with strobe light notification appliances. In response to the Illinois Accessibility Code, Thor’s renovation project included a major increase in the number of guest rooms equipped for disabled guests, which also include special alarm system features. Disabled guests receive an audible and visible alarm notification signal if a fire is detected in their guest room or if the notification appliances are activated on their floor. A grand hotel A great deal of Palmer House business is tied to Chicago’s success as a convention city. The hotel itself provides assembly and exhibition facilities for large and small groups. A recent renovation of the exhibition space included installation of smoke detection and smoke removal systems as required by the Chicago Building Code for new construction of exhibition spaces exceeding 10,000 sq ft. The Grand Ballroom, Red Lacquer Room, other assembly spaces, and the many smaller meeting rooms have been equipped with code-conforming audible and visible emergency notification speakers and strobe lights. Since Hilton acquired the property in 1945 and as Thor has committed the resources to improve the property’s retail and hospitality presence, both owners have enhanced life safety systems to improve public safety in a grand Chicago venue. These actions enable The Palmer House to remain a premier destination hotel for many years to come and enhance the rebirth of State Street as a commercial and mercantile hub of the city. Transue is a senior consultant for The RJA Group Inc. He is a principal member and former chairperson of the NFPA Technical Committee on Telecommunications, a principal member of the NFPA Technical Committee on Protected Premises Fire Alarm Systems, and a member of the Society of Fire Protection Engineers’ Engineering Education Committee. 28 Consulting-Specifying Engineer • JANUARY 2009
For optimal viewing of this digital publication, please enable JavaScript and then refresh the page. If you would like to try to load the digital publication without using Flash Player detection, please click here.