HomeMy WebLinkAboutStand Pipe and Sprinkler Riser 2 18 10 Marc E.Espinosa
David B.Robinson,P.E.
Richard D.Matthies,P.E.
E N G I N E E R I N G Stephen C.Rondinelli,AIA
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Robert M."Mike"Cordero,P.E.,LEED-AP
February 15, 2010
Mr. Martin Haeberle
Chief Building Official
Town of Vail
75 S Frontage Road
Vail, CO 81657
Re: SOLARIS—Protruding Objects at Intermediate Stair Landings
Dear Martin:
Tlus letter is to summarize our previous discussions related to the sprinkler system standpipes and floor
control assemblies that are installed on the intermediate landings of the stairs at Solaris.This letter will
present our understanding of the requirements and limitations placed on objects that protrude into the path of
egress, as outlined in Section 1003.3 of the 2003 International Building Code(IBC).
Stand�pes
Standpipes are required to be installed with hose connections at the intermediate landings within stairs,in
accordance with Section 905.4 of the IBC. Due to the size and construction of the pipe and hose coruiection,
the assemblies protrude more than the maximum allowed 4 inches from the wall over the walking surface
described in Section 1003.3.3 of the IBC.
Although the standpipe assembly would not comply with Section 1003.33,we believe that it meets the
criteria of a free-standing object described in Section 10�`3:3:2. Free standing objects are pertnitted to be
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mounted on a post or pylon if the object does no�overhang the post or pylon more than 12 inches, where the
lowest point of the leading edge is more than 27 inches and less than 80 inches above the'walking su�'face.
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Since the standpipes are installed in the location required by the building code we propose that they are
acceptable provided that the minimum clear width is maintained, as measured by creating an arc on the
landing equivalent to the width of the stair tread;that the pipe itself is continuous from the finished floor
level of the landing to a height of at least 27 inches, and that the edge of the hose connection does not extend
more than 12 inches from the edge of the pipe.
Sprinkler Riser and Floor Control Assemblies
Similar to the standpipe assembly installation, the sprinkler system risers and floor control assemblies are
inst�lled on the intermediate landings. These assemblies were located in this location for two primary
reasons.First,the Town of Vail Fire Department does not allow combination sprinkler and standpipe risers.
Therefore a separate assembly was required to be installed. Second,the Town of Vail Fire Department
requires that the sprinkler control valves be located at an easily accessible height. The preferred height is 60
inches above the finished floor.
5420 WARD ROAD,SUITE 2��,ARVADA,COLORADO 80002-1838�TELEPHONE: 303-422-7400•FAx: 303-422-7900
Mr. ;Vlartin Haeberle
February 15, 2010
Page 2
In order to meet the requirements of the Fire Department to provide an accessible valve, the components
(valves, tamper switches, flow switches, etc.) of the riser assembly are located below 80 inches. These
components also protrude more than 4 inches from the wall over the walking surface.The components
cannot be located above 80 inches, while maintaining the height of the control valve at 60 inches without
additional loops of piping�hat would compromise the ability of the sprinkler system to drain.
We believe that the location of the floor control assemblies can be configured to meet the requirements of the
building code, if they are evaluated as free standing objects, similar to the standpipes. Figure l,below, shows
a typical sprinkler riser and floor control assembly. It can be seen that many of the components are located
below 27 inches.Protruding objects below 27 inches are pernutted by Section 1003.3 provided that they do
not reduce the minimum required egress width. For intermediate landings, this would be measured by
creating an are on the landing equivalent to the width of the stair tread. Components of the riser and floor
control assembly between 27 inches and 80 inches above the walking surface would be required to be
provided with a guard, installed no higher than 27 inches above the finished floor level of the landing.
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Figure 1: Typical RiserAssembly ,�_ ��
In most locations,the riser and floor control assembly equipment is located below and above 27 inches from
the finished level of the landing. As such,we believe that the equipment below 27 inches provides the
appropriate barrier for equipment that is located between 27 and 80 inches.
The equipment mounted to the riser would not be permitted to extend more than 12 inches from the pipe that
that it is attached to and would not be permitted to decrease the minimum required egress width.
5420 WARD ROAD,SUITE 2��,f�RVADA,GOLORADO 80002-1838�TELEPHONE: 303-422-7400•Fax: 303-422-7900
Mr.��Iartin Haeberle
February 15, 2010
Page 3
We hope to obtain an agreement that the locations of the standpipes and riser assemblies are acceptable,
provided the installation meets the limitations described above.
If you should have any questions,please contact us.
Prepared by:
BCER Engineering, Inc.
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Ja n Miller, Fire Protection Consultant
Reviewed by:
Stephen Rondinelli,AIA
Principal, Director Fire Protection and Life Safety
c: Dan Feeney, Solaris
5420 WARD ROAD,SUITE 20�,ARVADA,COLORADO 80002-1838�TELEPHONE: 303-422-7400•FAx: 303-422-7900