A proposal before the Department of Community Affairs would have required all existing high rise residential and commercial buildings in the borough and across New Jersey to be retrofitted with fire suppression systems within four years. The cost per building would have been astronomical at a time when the economy and the housing markets are experiencing historical down trends.
But after strong opposition from local residents, building owners and local officials, the state of New Jersey decided to drop the resolution for now.
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Roy Caratozzolo III/ Suburbanite
If a recent state proposal was approved, high rises like this one in Fort Lee would have had to be retrofitted with fire suppression systems within four years.
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"I understand and appreciate the desire of the proponents of this rule to increase high rise safety, both for the occupants of these buildings and for firefighters," said Commissioner Joseph Doria from the Department of Community Affairs (DCA). "The potential financial impact, however, of the proposed regulation on our state’s hard working families and senior citizens is one they simply cannot endure at this time."
In a letter to Gov. Jon Corzine, Mayor Mark Sokolich implored Corzine to "consider the far reaching and virtually insurmountable financial impact the adoption of the amendments would certainly have upon all of our citizens."
According to attorney Joel Ellis, six hundred letters sent to Corzine opposing the sprinkler proposal were sent from just one of the high rises he represents in Fort Lee. More than 1,000 letters were sent to the governor.
"We presented information to the state that our coops and condos have fire safety measures and that many of buildings were constructed with re-enforced concrete and fire resistant walls between units," said Ellis.
Ellis said some of the buildings have self-closing fire doors in each apartment to contain fires to the unit of origin so that fires don’t spread. He pointed to other measures taken.
"Coops incorporate safety measures at great cost," Ellis said. "They have smoke-inclusion lobbies, elevator recall systems, backup lights for stairwells, and pre-existing stand pipes to fight fires."
In the event of a fire, fire speaker systems maintains communication between emergency responders and apartment dwellers. And strobe lights guide residents to exits.
When asked if the state’s report took into consideration safety measures currently used in the many of the buildings, Chris Donnelly, spokesperson for Corzine said the report looked at four high rises to see what the cost of implementing regulations would be in those buildings. Cambridge Construction Management (CCM) out of Somerville performed the study.
"They [CCM] determined it would cost approximately $16 per square foot," said Donnelly. "The cost would of course differ per building across the state, however, we firmly believe that the cost, whatever it may have ended up, would have been far too excessive an amount for New Jersey residents at this time."
Although the proposal has been put on hold for now, the press release from Doria implies a sprinkler resolution could be passed in the future. And fire departments concerned over the safety of residents and fire fighters are expected to be support future resolutions.
"A variety of ideas are currently being looked at," Donnelly said. "These include mandatory evacuation plans and training for the occupants of high rise buildings."
Donnelly said the resolution would also include phasing the requirement for installing fire sprinkler systems in high rise commercial buildings to coincide with the terms of leases in those buildings, and developing a "fire safety" matrix in order to evaluate the level of fire safety in individual buildings.
"We [state] will be certain to discuss any and all options with all of the various stakeholders in this issue," Donnelly said.
Another issue concerning Ellis is that many of the high rises are 30 or 40 years old and in need of renovations to facades, windows, roofs and boilers.
"We can’t underestimate the economic impact at a time when building owners are already being forced to spend money," Ellis said. "If building owners are forced to comply, there will be enormous special assessments imposed on shareholders," Ellis said.
Future resolutions could be devastating to residents as well.
"The cost for installing piping, demolition and other construction could cost $24,000 per unit. That does not account for cost to restore units and to add sprinklers in each unit," Ellis said. "Many people are elderly and living in these units for many years. Some might be forced to move if the can’t afford to live there."
