City of Westbrook, ME Article VI Sprinkler Systems

[Adopted 7-6-1987 (Ch. 13, Art. IX, of the 2007 Code)]

§ 162-39 Authority and purpose.

[Added 9-26-2005]

This article enacted pursuant to 30-A M.R.S.A. §§ 3001 and 3007(2) as a local building code and for the purpose of fulfilling the municipality's enforcement responsibilities pursuant to Title 25, Chapter 313 of the Maine Revised Statutes.

§ 162-40 Definitions.

[Added 5-18-2009]

As used in this article, the following terms shall have the meanings indicated:

APPROVED AUTOMATIC SPRINKLER SYSTEM

A system installed in accordance with National Fire Protection Association standards.

APPROVED SUPERVISORY ALARM SYSTEM

A system which complies with the requirements of this article, as such article may be amended from time to time.

BUILDING

Any structure having a roof supported by columns or walls and intended for the shelter, housing, use or enclosure of persons, animals or property. For purposes of determining when an approved automatic sprinkler system is required by this article, portions of buildings separated from other portions by a fire wall shall not be considered separate buildings.

UNIT OF OCCUPANCY

Any interior space with defined boundaries described in a deed, lease, license or agreement in which a discrete business, commercial, office, service, professional, institutional or industrial activity is conducted and which is separated from any other business, commercial, office, service, professional, institutional or industrial activity by interior or exterior walls.

§ 162-41 New building construction.

[Amended 1-25-1999; 9-26-2005]

Except as provided in § 162-46, an approved automatic sprinkler system shall be installed in all areas of all new buildings described in whole or in part by any of the following criteria:

A. Three or more stories in height; or

B. Forty or more feet in height; or

C. One hundred thousand cubic feet (gross) or more in volume or 7,500 square feet or more in total floor area (gross), whichever is greater; or

D. Multiple-family or dwelling and/or lodging units which are attached to one another, whether vertically or horizontally, in a configuration of three or more units. Examples include, but are not limited to, multiplex housing, condominium units, garden apartments, townhouses, attached dwellings, semidetached dwellings, apartment houses, hotels, motels, boarding homes and lodging houses.

§ 162-42 Existing buildings.

[Amended 1-25-1999]

Except as provided in § 162-46, an approved automatic sprinkler system shall also be installed in any of the following circumstances:

A. When an existing building is enlarged or the use group classification of the building is changed in whole or part, an approved automatic sprinkler system must be installed in the entire building if the building as a whole meets or after the proposed enlargement or change of use will meet any of the criteria listed in § 162-41.

B. When an existing building meeting any of the criteria listed in § 162-41 is altered, renovated or otherwise internally improved, an automatic sprinkler system must be installed in the entire building if the total value of the alterations, renovations or other improvements of any existing building meeting the criteria of § 162-41 is greater than 50% of the current building value as shown on the assessment records of the Tax Assessor of the City of Westbrook. For purposes of determining the total value of alterations, renovations or other improvements, the value shall be calculated from September 26, 2005, and shall include all alterations, renovations, or other improvements made since that date. The property owner, occupant or agent shall have the burden of proof to show that the claimed value of alterations, renovations or other improvements is accurate.

C. When a new dwelling or lodging unit is created in or added to an existing building, an approved automatic sprinkler system must be installed in the entire building if, as a result of the creation of the new unit, the building as a whole will meet the criteria of § 162-41D.

D. When any other applicable ordinance, code, regulation, rule or statute so requires, an approved automatic sprinkler system must be installed accordingly.

§ 162-43 Additional requirements of sprinkler systems.

[Amended 1-25-1999; 9-26-2005]

A. An approved automatic sprinkler system shall be equipped with an approved supervisory alarm system which will transmit to an approved receiver. The determination of what systems and receivers are approved shall be made by the Fire & Rescue Department.

B. An approved automatic sprinkler system shall provide a four-inch Storz fire department connection. Exception: The size of the fire department connection for systems meeting the NFPA 13R or the NFPA 13D standard shall be 2.5-inch NST thread with cap.

C. An approved automatic sprinkler system shall include an evacuation alarm which will sound and be audible throughout the entire building when the sprinkler system is activated. An internal fire alarm system may be utilized to meet this requirement, provided it is interconnected to activation of the sprinkler system.

D. Notwithstanding anything to the contrary in any other regulation, code or rule, an approved automatic sprinkler system shall provide sprinkler heads both above and below ceilings in all building spaces, including, without limitation, closets, stairwells, storage rooms, mechanical rooms and equipment rooms. Exceptions:

(1) Sprinkler systems meeting the NFPA 13R or NFPA 13D standard may have this requirement waived with the approval of the Fire Chief.

(2) Noncombustible voids fire-stopped at a maximum 300 cubic feet and only plenum rated utilities are used.

E. A key box or boxes may be required by the Chief of the Department or his designee, location(s) to be determined by the Chief of the Department or his designee.

F. Any new sprinkler system installed or modification of an existing system will be accepted by the Chief of the Department or his designee prior to any work being started.

§ 162-44 Maintenance of system required.

[Amended 1-25-1999; 9-26-2005]

Occupied or unoccupied buildings or portions thereof having a sprinkler system in place, whether or not such system is required by this article, shall maintain all sprinklers and standpipe systems and all component parts in workable condition at all times, and it shall be unlawful for any owner or occupant or agent of either to reduce the effectiveness of the protection those systems provide. This section does not prevent the owner or occupant of a building from temporarily reducing or discontinuing the protection when necessary in order to conduct testing, repairs, alterations or additions to the system, provided that the testing, repairs, alterations or additions are done in such a way to avoid the creation of a safety hazard, and provided that the Westbrook Fire & Rescue Department has been notified that the work will be done, informed of the time the system will be shut down and then notified when the system is put back online.

§ 162-45 Enforcement.

[Amended 1-25-1999; 9-26-2005]

A person, firm or corporation who is the owner or has control or use of any building and who violates or permits or causes a violation of any of the provisions of this article in such building commits a civil violation punishable pursuant to 30-A M.R.S.A. § 4452. The provisions of this article shall be enforced by the Chief of the Department or members of the Fire & Rescue Department expressly designated by the Chief of the Department.

§ 162-46 Exceptions.

[Added 1-25-1999; amended 11-4-2002; 9-26-2005; 5-18-2009]

This article shall not apply to barns or greenhouses used for agriculture or horticulture, or open parking structures, as defined in the applicable NFPA code(s) that are in effect when the building permit is issued. Parking garages that meet this exception shall be equipped with adequate standpipe systems, as required by the Chief of the Department.