A. The following regulations constitute general requirements for fire sprinkler systems:
1. All approved fire sprinkler systems shall meet the requirements of the Redmond Fire Department Standards, Redmond Fire Code, and the applicable NFPA standards. All systems shall have an adequate water supply, system of piping, and sprinkler heads designed to discharge water on a fire at an appropriate time and in an effective manner. All underground sprinkler supply piping shall be included on civil drawings and shall be approved by the water supplier and the Redmond Fire Department.
B. For the purposes of this section, building area, as defined in the IFC, shall apply.
C. Where Required. An approved fire sprinkler system shall be required in the following structures:
1. Commercial. An area separation wall or fire wall, or occupancy separation or fire barrier wall, or a distance of 10 feet (3,048 mm) or less shall not constitute a separation between two commercial structures on the same property.
a. In any structure where the building area is 3,000 square feet or more. These can include bus and transit shelters, covered pedestrian paths, and similar structures not attached to or within 10 feet (3,048 mm) of buildings.
Exception: Fire sprinklers are allowed to be omitted under roof structures when all of the following conditions exist:
i. Roof structures are stand-alone, detached, and built with noncombustible building materials.
ii. Used to provide weather protection for people.
iii. Are open on greater than 50 percent of the perimeter sides to allow ventilation of heat and smoke.
iv. Are not intended to store combustibles or have combustible materials contained beneath the roof line. The roof structure shall not extend over any transit vehicle or curb.
v. When no other code or applicable standard requires fire sprinklers.
b. In any structure where the calculated fire flow demand exceeds available flow.
c. In buildings with an A-2 occupancy where one or more of the following exists:
•An occupant load greater than 100.
•An A-2 fire area is located on a floor other than the level of exit discharge.
d. All nightclubs, defined as follows:
Nightclub. An A-2 occupancy use under the 2006 International Building Code in which the aggregate area of concentrated use of unfixed chairs and standing space that is specifically designated and primarily used for dancing or viewing performers exceeds 350 square feet, excluding adjacent lobby areas. “Nightclub” does not include theaters with fixed seating, banquet halls, or lodge halls.
e. In any building with an assembly occupancy where the total occupant load of the building is over 200.
f. Existing commercial buildings where one of the following applies:
•Additions resulting in a gross area greater than 5,000 square feet, or
•Sprinklers may be required in buildings that undergo a change of use or occupancy. Refer to the International Fire Code Section 102.3.
2. Residential – One- and Two-Family Dwellings.
a. An approved automatic fire sprinkler system shall be installed in new one- and two-family dwellings and townhouses as described in the International Residential Code in accordance with Section 903.3.1 of the International Fire Code, 2018 Edition.
Exception: This subsection does not require the installation of an approved fire sprinkler system in any mobile home or manufactured home.
This exception is limited to this subsection and nothing herein exempts a mobile home or manufactured home from any other requirement to install an approved automatic fire sprinkler system under any other section or subsection of this code or of any international code adopted by the City.
b. Existing detached one- and two-family dwelling units where additions result in a structure that exceeds the available fire flow.
c. When ADUs are attached to, or within, an existing single-family home both the ADU and existing single family home shall be sprinklered.
Exception: When the ADU and existing single family home are separated in accordance with the International Residential Code, Section 302.3.
d. In any one- and two-family dwelling unit that will be newly licensed as an adult family home.
3. Where required elsewhere by the Redmond Fire Code or the International Building Code.