Page 40 - Denver, CO Adaptive Reuse Program

Typical Fire Department Issues Encountered in Adaptive
Reuse
Fire Department staff highlight key issues that often arise during
permit review for adaptive reuse projects.

i. Egress
FD inspectors note for some adaptive reuse projects, meeting
emergency egress standards often becomes an issue. Exits may not
be adequately separated and existing doorways may not be wide
enough. In these cases, there can be requirements that are techni-
cally infeasible requirements for the project. While a compromise
(explained more below in “Current Flexibility”) must be met in
order to grant occupancy, ensuring life safety is the key goal of the
FD review.

ii. Sprinklers
The cost of installing commercial grade sprinkler systems is higher
than many adaptive reuse applicants realize prior to beginning
a project. In some cases, the Fire Department can organize the
building spaces into zones that reduce the need for sprinklers.
Some other communities with adaptive reuse programs allow proj-
ects to utilize residential grade sprinklers in order to cut costs.

iii. Exit location/separation distance/stairs
Meeting emergency exit requirements also is an issue that arises.
For example, the exits may not meet the minimum separation
requirement. Some flexibility is available applying this standard
when exit routes are established that make best use of existing ex-
its. Other code requirements for the rise and run of stairs and the
width of door openings can be issues. Some flexibility is available
for these as well. Each of these situations is addressed individually,
as several variables influence the ability to apply lesser standards.
As a result, applicants may not know the range of flexibility that
may be available to them.

Current Flexibility in the Fire Department
Ensuring the safety of lives and properties is, of course, key. Much
of what is considered appropriate will be based on the proposed
change of use and occupancy. While some flexibility is available,
the key goals of life and safety must not be compromised. Staff
note that when an adaptive reuse project does not meet the cur-
rent Fire Code, they work closely with the Building Department
and try to get the project as close as possible to meeting code. An
Administration Modification process is used in some cases as well,
in which the FD and the architectural/structural team (part of
development services) meet to discuss complicated aspects of a
project. The objective is to find a means of granting a certificate
of occupancy without using the board of appeals process.

36 City of Denver, CO