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Design Professional Requirements: Standpipe
Applicability of Code
For existing buildings, standpipe project work must comply with NYC Construction Codes BC Chapter 9. Per the 2014 Administrative Code, section 28-101.4.3, additions, alterations, renovations or repairs to installed systems shall conform to what is required for new installations without requiring the existing installation to comply with all of the requirements of this Code. Additions, alterations or repairs shall not cause an existing installation to become unsafe, hazardous or overloaded.
*Note: While the following is a list of key zoning, Code and other regulations that may be relevant in the design of the project, it does not cover all applicable regulations.*
Applicable Codes
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Project Element |
Applicable Code and Regulations |
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Prior Code Buildings |
2014 AC 28-101.4.3 |
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Limited Sprinkler Alterations |
2014 AC 28-101.5 |
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Licensed Master Plumber |
2014 AC Article 408 |
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Fire Suppression Contractors |
2014 AC Article 410 |
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Construction Document Requirements, including a complete description of proposed scope of work on the plans. |
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Standpipe Systems |
2014 BC Chapter 9, NFPA 14, as modified by BC Appendix Q |
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General Requirements |
2014 BC Chapter 9 |
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Standpipe Water Supply |
2014 BC Chapter 9, NFPA 14 Ch. 9 as modified by BC Appendix Q |
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Standpipe Testing |
2014 BC Chapter 9, NFPA 14 Ch. 10 and 11 as modified by BC Appendix Q |
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Fire Department Connections |
2014 BC Chapter 9, NFPA 14 as modified by BC Appendix Q |
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Fire Pumps |
2014 BC Chapter 9, NFPA 20, and NFPA 14, as modified by BC Appendix Q |
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Storage Tanks |
2014 BC Chapter 9, NFPA 14 as modified by BC Appendix Q |
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Penetrations of Fire-rated assemblies |
2014 BC Chapter 7, 1968 AC §27-318 through §27-353.3, or 1938 BC Article 11 |
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Seismic Compliance |
2014 BC 1604, BC Appendix Q, PC 308 and NFPA 13 Chapter 9.3.7 |
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List of all required Special and Progress Inspections on construction documents |
2014 BC Chapter 17 |
Other Regulation(s) for Reference
- BB 2015-027 - Clarifies the use of adhesive anchoring systems
- BB 2015-033 - Establishes the equivalent adhesive anchor installer certification program
You may also need to comply with other City agency requirements, for example: Fire Department (FDNY), Departments of Environmental Protection (DEP), Department of Transportation (DOT), Department of Health and Mental Hygiene, to name a few.
Guidelines for Submission of Sprinkler Project Plans
Prior to submitting the DOB permit application, a pre-design review should cover all standpipe system components affected by the proposed scope of work to verify Code-compliant repair, and modification or upgrade to the standpipe system within the building. In particular changes to the building layout, occupancy and the hazard of the building contents will impact the design of the standpipe system. Based on the project scope, the information provided on the standpipe drawings must show a clear description of the work required for the project. (Refer to the NYC Building Code section BC 107.9).
Although the Department does not mandate the organization and style of construction documents, the guidelines outlined in this chapter should provide a consistent approach for preparation of construction documents that will facilitate the plan review process. In many cases, the project may involve the documentation of existing standpipe systems and should clearly identify new versus existing systems.
Complete Submission of Standpipe Work Drawings
The standpipe drawings represent work that is closely coordinated with many other disciplines such as architectural, structural, electrical, and mechanical, to ensure coordination with other disciplines. Details essential for a complete submission of drawings include:
Construction Documents. Drawings necessary to convey essential information such as schedules, riser diagrams, floor layout, mounting details, seismic details, and control diagrams. The title page should clearly define the project location and vicinity by graphical means. The applicable Building Codes and notes should be stated on the drawings. A drawing index is recommended to clearly identify all the unique systems that may be involved.
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Site Plan. All Standpipe filing should include a diagrammatic site plan identifying the location of the work within the building and if exterior work or water service is affected then indicating the location of that work. For example, Fire Department Connections (F.D.C.), fire water service, curb valve, should be clearly indicated.
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Floor Plans. Standpipe floor plans showing existing and proposed conditions with location of all Standpipe components, including location, size, floors, all valves, feed mains, Standpipe F.D.C. and other essential features of the system. It is important to clearly identify room names, most remote hose valve, and penetrations of fire-rated walls and other assemblies. It is recommended to follow the architectural floor plan nomenclature for sheet order and sheet numbering in order to simplify the logical sequence of cross-coordination with all trades (disciplines).
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Riser Diagrams. A complete standpipe riser diagram is required for all standpipe system, showing the entire building. The diagram should include all of the system components including sizes and capacities, available water pressure, FDCs and standpipe zones, cross connections, valves, tanks, pumps, pipes, and source of the water supply, at the floors where work is proposed. The diagram should clearly indicate flow switches and backflow devices.
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Detail Drawings. Significant details should be illustrated on the plans. For example: floor/riser control valve assemblies, F.D.C., seismic, hanger, and details for the various condition of the building construction.
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Hydraulic Calculations. For hydraulically calculated systems, hydraulic data substantiating pipe sizes shown shall be submitted and hydraulic reference points at the top most hose valve must be indicated on the plan.
*Note: A pipe schedule design is only permitted for existing buildings 1968 and prior Codes.*
Some key elements required on plans for all projects include:
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Existing conditions including demolition must be clearly shown on the floor plan and proposed layout must be outlined on a separate floor plan in the set of drawings;
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Validation that water supply is adequate for system demand, and for projects that exceed the existing demand;
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Standpipe design criteria, including pipe sizes, connections to existing piping on floor plans and risers locations;
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Indicate equipment/device/appliance approval numbers (UL or other Listings) and hanger details and seismic bracing;
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Fire pumps are not permitted in spaces that have gas piping or gas appliances;
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Proper identification of piping and valves – color coding (painting), labeling and tagging;
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Piping insulation rating, heat tracing;
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Penetrations through fire rated assemblies and locations;
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Penetrations through the thermal envelope assemblies and locations;
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Location of, fire pumps, tanks, and water supplies.
Submission of Construction Documents
1. Drawings. The plumbing drawings should reflect clear scope of work and include all affected systems. Examples of this are as follows:
Designator -
Sheet Number:Sheet Description: SD-001.00 Standpipe Title Sheet, Drawing Index, Sprinkler General Notes stating compliance with the 2014 BC, PC and NFPA 14/2007, FC 2014 SD-002.00 Standpipe and Equipment Schedules, Notes, Design conditions SD-100.00 Site Plan – Diagrammatic SD-201.00 Standpipe plans and details SP-401.00 Standpipe Riser Diagrams for Water Supply, distribution piping, drains EN-101.00 Energy Analysis – applicable when penetrating the exterior envelope.
Plumbing Legend to include: symbols, abbreviations, notes, definitions, and list all applicable Building Code section numbers.
Recommended Drawing Designators
SD: Standpipe: Mandatory designation if Standpipe work is filed separately from other fire protection work.
FP: Sprinkler & Standpipe: This designation may be used when filing sprinkler and standpipe work together on the same drawing sheets.
EN: Energy Analysis: Mandatory designation if an Energy Analysis is required.
2. Schedule of Building Systems. A new schedule, which allows the Department to better record and track key building systems and devices, is being established to replace the current Schedule B and other schedules submitted with job filings. This will provide the Department as well as other City agencies, including utilities, with pertinent system or device details. For plumbing installation and modification work, applicable details for the following systems may need to be submitted:
- Standpipe Components/Risers
- Fire Pumps
- Fire Department Connections
- Water supply/storage tanks
- Water Service Piping and connections to building – Dedicated or Combined System
3. Required Documents/Submissions. Based on the scope of the project the following submissions may have to accompany the drawings at intake:
- FDNY (Letter of No Objection)
- DEP (Tap letter – see Plumbing System project guidelines, Hydrant Flow Letter)
- OER authorization (only if applicable)
- Tenant/Occupant Protection Plan (only if applicable)
- SRO MD Anti-Harassment checklist
4. Post Approval Amendments.. Any changes to approved scope of work that is significant and substantive will require submission of revised plans for Post Approval Amendment (PAA). Approval for an amendment must be obtained before the work or equipment is completed. Changes that are not substantive do not require a PAA; however these changes must be shown on plans and included in the ‘as built’ submission at the end of the project §28.104.3. Substantive changes that meet the following criteria should be submitted for review to amend the approved plans:
5. As Built Submission. All changes must be submitted in ‘as built’ drawings at the end of the project.
Special Inspections
Standpipe project work requires, per the Building Code, certain Special Inspection to be performed during, and at the end of construction based on scope of work, as per table below. The Registered Design Professional is responsible for indicating which Special Inspections are required at submission, and owner must engage a responsible Special Inspection Agency, per BC 1704.24. At completion, the Special Inspection Agency must also forward all FDNY completed forms, including but not limited to the FP-84, FP-85 if sprinkler is attached, and FP 86 if a fire pump is installed/modified) to the FDNY.
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Standpipe Systems |
Per NYC Building Code 1704.24, Standpipe systems Special Inspections are required to verify installation of materials, fitting hangers’ assemblies and signage, are per approved documents. In addition, Special Inspection must ensure that painting of system complies with BC 905.11and BC 905.11.5. This portion of the inspection may be conducted periodically at incremental stages matching the progress of the work. Special inspector shall witness all required tests, both Hydrostatic* and flow tests and ensure submission of Form FP 84 to FDNY. |
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Fire Resistant Penetrations and Joints |
Per BC 1704.27, Special Inspections for through-penetrations, membrane penetration fire stops, fire resistant joint systems, and perimeter fire barrier systems that are tested and listed in accordance with BC Sections 713.4.1.1.2, 713.4.1.2, 714.3 and 714.4 shall comply with Sections 1704.27.1 and 1704.27.2. |
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Seismic Isolation Systems |
Per BC 1707, Compliance of standpipe system piping to ensure earthquake protection of building and occupants |
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Post-Installed Anchors |
Per BC 1704.32
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* The Special Inspection Agency need not witness the hydrostatic pressure test when such test is witnessed by a Department Plumbing Inspector.