Additional explanation for DCRA

This is the written additional information for the DCRA

Narrative #1
The Special Circumstances that exist

When I found a commercial space to open a small training facility, I wanted to make sure the space was not going to require any major renovation or improvements that were going to unreasonably costly. To get a business license I needed to get a new Certificate of Occupancy with the use changing from Office Space to a Health Spa. Before I began the change of use process I went to DCRA to proactively learn the system and find out exactly was expected. I went to the fire inspector and explained what I was doing and what the requirements were. I received a copy of the International Building Code with a specific reference to the reason why I was not going to require a sprinkler system. That was 903.2.10.1.3 and it addresses Basements in which any portion of them are greater than 75 feet from an opening which is not less than 30 inches ( 903.2.10.1.1). With this information coming directly from an inspector and photocopies of the pages from the IBC, and the fact that I was not making any changes to the space other than cosmetic, I decided to go forward with my project. I signed a 5 year lease and acquired the financing for what I anticipated to be the basic start up costs associated with opening a gym. The only outstanding issue with my project at this time is the requirement that the basement area be equipped with a sprinkler system. I am requesting a variance because this is not a typical basement layout. The total length of the basement is only 34 feet and the opening is 13 feet by 5 feet. The total size of the room is less than 600 square feet. In addition, the stairs are metal; the building is made of brick and the floor concrete. There are no partition walls in the basement area which makes the room wide open and fully accessible.

The Hardship that exists
I have contacted two companies to give me job estimates for installing a sprinkler system in my space. Both told me that they needed to hook into a 4 inch water main in order for the sprinklers to function properly. The problem is that we only have a 2 inch line coming into the building and the only way to get a 4 inch would be to tie into the main line which is in the alley behind our building. The pictures will help you to understand. The hardship begins with further delaying the opening of my business and the expense of this enormous job. Both companies told me that to get WASA on board and get the work done would be at least 5 months, and at an expense well over $30,000 before the sprinkler system is even installed. The additional hardship is one in which the neighborhood and residents living around us would go through. According residents that use this alley, the alley serves as a car access for at least 45 homes including a parking garage for a mid-rise building. This is the only access to a majority of these homes. You will notice in the pictures provided that in a 15 minute time span three cars used this alley and a family with groceries did as well. This alley would be blocked if a ditch were dug for the new water line. In addition to the access issue, their water would be cut off at some point to complete the project.
In Summary
I thoroughly understand the responsibility I have to operate my business with the health and safety of the public of utmost importance. Making sure I could do this and use this space was the reason behind my visit to the DCRA before I started my project. I would not have chosen this space to operate my business if I had known about this requirement. The “practical difficulty” or special circumstances here are a result of applying current code requirements to an older building and how it will cause inconvenience to the neighborhood. This will impact no less than 45 households. Buildings codes are written primarily for new construction and this building is clearly an older building which brings some character to the neighborhood. The economic hardship this will cause is the lack of capitol to pay for what needs to be done and the loss of business revenue while we wait for the work to be completed. There are also more than ten people waiting for employment, who are experiencing and will continue to experience undue economic hardship while they wait for the business to open.





Narrative #2
Alternative means of compliance

As an alternative means to achieve the safety aspects a sprinkler system would provide, I could install an additional smoke detectors and an additional fire extinguishers in the basement area.



Narrative #3
How proposal meets the intent of the Code

Additional smoke detectors and fire extinguishers would provide the additional safety measures that are consistent with the safety intent a sprinkler system would provide.