MEMO       

TO:                 Mike Wildgen, City Manager

Cc:                 Mark Bradford, Acting Chief

FROM:           Division Chief Rich Barr

SUBJECT:   Code Analysis for Boardwalk Apartment       

DATE:            October 18, 2005

Accompanying this memo is a Code Analysis for the structure at 510 – 524 Fireside Drive, Boardwalk Apartments. The analysis provides code requirements for the code in effect at the time of construction as well as current code requirements if the building were built today.

It shows that the building was complaint with the code enforced in the City in 1965.

If it were built today, a number of additional requirements would be made; including a fire alarm system, a fire sprinkler system and the total building size would be reduced.

The code table is a breakdown of the past, current and future requirements as they pertain to Residential occupancies.

The International Building and Fire Codes are currently under review by Neighborhood Resources and Fire Medical. A couple of definitions are necessary. Type V-A and V-B construction in the ICC equates to type V-I hr. and V- N in the IBC, respectively.

Type V-A (or 1 hr.) is constructed with one-hour fire protected construction on the floors, walls and ceilings of each dwelling unit.

Type V-B (or N-non rated) is unprotected combustible construction, like the structure at 510 – 524 Fireside.

The table shows that if the IBC and IFC are adopted as written in the model codes, fire sprinklers will be required in all new Residential Occupancies with the exception of single-family and duplex.

The table also indicates that all levels of the structure are counted when determining the number of stories, therefore the common “2 ½ story” residential unit (2 stories above grade with a walkout basement) would be considered a three story in the IBC and fire alarm systems will be required.

One item of interest that is not shown in the table is that charcoal and other open flame cooking is not allowed on combustible balconies or within 10 feet of combustible construction with the exception of single-family and duplex structures and balconies protected by automatic fire sprinklers.

In summary, Lawrence has many buildings that are not compliant with current fire and building codes but were compliant at the time of construction. If upgrades to safety are determined to be necessary for specific existing occupancy types, a retroactive code would have to be adopted much like the one for Congregate Residences adopted by the Commission in 1993.

Lawrence-Douglas County Fire & Medical, 746 Kentucky St., Lawrence, KS 66044  Phone 832-7600