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HomeMy WebLinkAboutB06-0196 Fire & Life Safety Report 02/21/0771 PURa ROLF JENSEN & ASSOCIATES, INC. TOwn Of Vail 0 HE E C C^' P Y REVIEWED BY COLORADO INSPECTION AGENCY 7-pis Doc vMtrjr A s PuT BsEN 61aaNlft FIMAL- 14~tR~Vr1t., I~naT~o~A ~ Mo~r'F~e~Y~e~t/S ARE 44vtoft FbIR FvLj- 9vow weir Peomirr APP96VA I- . JSlAW f-7- 77 MAR 19 2007 Pn(-,- FIRE & LIFE SAFETY REPORT FOUR SEASONS HOTEL VAIL, COLORADO Prepared for: Hill Glazier Architects 925 Alma Street Palo Alto, CA 94301 Modified February 21, 2007 Modified May 17, 2006 Modified April 28, 2006 Modified November 3, 2005 Modified October 15, 2005 2nd Draft - May 15, 2005 V31063 © 2006 Rolf Jensen & Associates, Inc. All Rights Reserved 101 CONVENTION CENTER DRIVE, SUITE 650. LAS VEGAS, NV 89109-20D1 USA +1 702 699-5391, FAX +1 702 699-5534 www.rjagroup.com A SUI3SIDIARY OF THE RJA GROUP, INC. FIRE & LIFE SAFETY REPORT FOUR SEASONS HOTEL VAIL, COLORADO TABLE OF CONTENTS V31063 - Page i February 21, 2007 INTRODUCTION 1 FACILITY DESCRIPTION 1 DESIGN TEAM 2 APPLICABLE CODES 3 KEY ISSUES---------------------------------------------------------------------- 4 FIRE PROTECTION OUTLINE 4 1. OCCUPANCY CLASSIFICATIONS 4 II. STRUCTURAL FIRE RESISTANCE 5 III. INTERIOR WALLS AND PARTITIONS 7 IV. INTERIOR WALL AND CEILING FINISHES 11 V. EGRESS ...........11 VI. EMERGENCY SIGNAGE 15 VII. SUPPRESSION SYSTEMS 15 VIII. FIRE DETECTION AND ALARM SYSTEM 19 IX.' EMERGENCY COMMUNICATION AND ALARM SYSTEMS 21 X. FIRE COMMAND CENTER 23 XI. SMOKE CONTROL 23 XII. EMERGENCY POWER 24 XI II. ELEVATORS 25 PERIODIC OPERATION AND MAINTENANCE 27 CONCLUSION 27 APPENDIX A FIRE ALARM MATRIX APPENDIX B SMALL-SCALE DRAWINGS APPENDIX C MEMORANDA OF UNDERSTANDING APPENDIX D ADMINISTRATIVE MODIFICATION REQUESTS AMR #1 -TOILET EXHAUST FIRE AND SMOKE DAMPER AMR #2 - EXTERIOR COMBUSTIBLE SIDING & MATERIALS AMR #3 - RESIDENTIAL UNIT COMMON PATH OF TRAVEL FIRE & LIFE SAFETY REPORT FOUR SEASONS HOTEL VAIL, COLORADO INTRODUCTION V31063 - Page 1 February 21, 2007 This document describes, in conceptual terms, the fire protection features of the Four Seasons Hotel project in Vail, Colorado. This package intends to describe, in performance-based language, the overall approach to active and passive fire protection features in the facility, whether required by Code, the Authority Having Jurisdictions, or as a result of an Owner request. It also describes the interaction of these systems in providing an overall coordinated fire protection package. This Life Safety Report has been modified based on additional meetings with the Town of Vail (TOV) Building and Fire Departments and the TOV plan review and inspection contractor, Colorado Inspection Agency_ FACILITY DESCRIPTION The Four Seasons Hotel project includes a residential hotel and condominium building of 10 stories. The building includes hotel guest rooms, fractional ownership residential units (timeshare), whole ownership residential units (condominiums), employee housing units, meeting and banquet facilities, a spa, restaurants and associated kitchens, retail, kids center, and back-of-house support. Two enclosed parking garage levels are also located at the base of the building. The building will be situated on a sloping site. The site slopes from the north to the south, so that portions of Level 2 are exposed to grade on the south side. The main entrance to the facility is on the north side and is accessed from Level 5. Although Level 2 is at elevation 142', the street on the south side of the property (West Meadow Drive) is at elevation 152'. The elevation of Level 10 (the highest occupied floor) is 222'. The overall facility is considered a low-rise structure, as the highest occupied floor (Level 10) is less than 75-feet from the lowest level of Fire Department vehicle access. The building will be constructed under the provisions of the 2003 editions of the International Codes. The building will be treated as one overall building and will have non-separated uses as allowed by code. The building will be constructed of Type 1 B non-combustible materials. Wood trim and fascia is proposed for placement on the exterior walls of the building. Please refer to the Administrative Modification Request No. 2 in the Appendix of this report. FIRE & LIFE SAFETY REPORT FOUR SEASONS HOTEL VAIL, COLORADO DESIGN TEAM Owner / Developer HB Development Company 821 Marquette Avenue, Suite 600 Minneapolis, MN 55402 T.J. Brink 612-332-1500 612-332-2428 (fax) Vail Development, LLC 50 South Sixth Street, Suite 1480 Minneapolis, MN 55402 Doug Hipskind 612-313-0123 612-313-0136 (fax) Design Architect Hill-Glazier Architects, Inc. 925 Alma Street Palo Alto, CA 94301 Douglas Atmore 650-617-0366 650-617-0373 (fax) Structural Engineer Nishkian Menninger 1095 Folsom Street San Francisco, CA 94103 Levon Nishkian 415-541-9477 415-543-5071 (fax) Mechanical / Electrical / Plumbing & Fire Protection Eng. Rybka Smith & Ginsler 18 Champlain Blvd. Toronto, Ontario M3H 2Z1 Hani Motran Armin Von Eppinghoven 416-398-6020 416-398-6361 (fax) V31063 - Page 2 February 21, 2007 FIRE & LIFE SAFETY REPORT FOUR SEASONS HOTEL VAIL, COLORADO Fire Protection I Building Code Consultant Rolf Jensen & Associates, Inc. 101 Convention Center Drive, Suite 650 Las Vegas, NV 89109 Allyn J. Vaughn 702-699-5391 702-699-5534 (fax) Rolf Jensen & Associates, Inc. 5460 South Quebec Street, Suite 370 Greenwood Village, CO 80111 Todd Daily, P.E. Jason Miller 303-573-7848 303-573-7843 (FAX) APPLICABLE CODES V31063 - Page 3 February 21, 2007 This outline documents general fire protection features based upon the requirements of the Town of Vail Building and Fire Departments. The applicable codes for this project include: International Building Code (IBC) - 2003 Edition. 2. International Fire Code (IFC) - 2003 Edition 3. International Mechanical Code (IMC) - 2003 Edition 4. International Plumbing Code (IPC) - 2003 Edition 5. National Electric Code (NEC) - 2002 Edition 6. Town of Vail Local Amendments This report addresses the key features of these Codes and Guidelines. The primary intent of this document is to coordinate the fire protection approach between all design disciplines. Details of compliance are left to the construction documents and the contractors. FIRE & LIFE SAFETY REPORT FOUR SEASONS HOTEL VAIL, COLORADO KEYISSUES V31063 - Page 4 February 21, 2007 The building will be constructed of non-combustible materials as required by Section 602 for Type 1 B construction. Wood will be used as part of decorative trim and other elements within and on the building. Refer to Administrative Modification Request No. 2 within the Appendix of this report for details on the use of wood for this building. All other wood or similar products not outlined in this Request will comply with code for its specific application. This includes wood that is used as part of the exterior wall or roof covering and any blocking as outlined in Section 603 of the Code. The toilet exhaust shafts for the residential units will be provided with 22-inch sub-ducts and will have the exhaust fans continuously operating and on standby power. Please refer to Administrative Modification Request No. 1 within the Appendix of this report for details on the design of these systems. Not normally occupied rooms that are accessed through exit passageways and horizontal transfer of stair towers will be separated from the passageway by a 2-hour rated room that will serve as a buffer vestibule. Please refer to the Memorandum No. 2 within the Appendix of this report. FIRE PROTECTION OUTLINE This outline presents conceptual information regarding the proposed fire protection systems and their performance. This report is intended to be coordinated with the permit drawings for the facility. Where there are conflicts, this report will take precedence. 1. OCCUPANCY CLASSIFICATIONS A. Occupancies 1. Ballrooms & Meeting Rooms 2. Banquet & Boardrooms 3. Hotel Lobby / Reception Area 4. Restaurants / Lounges 5. Pool Deck Occupancy Classification 6. Hotel Guest Rooms & Suites 7. Condominiums (Whole Ownership) 8. Employee Housing 9. Fractional Residential Units (Timeshare) 10. Spa / Fitness Center 11. Offices 12. Storage Areas 13. Parking Garage 14. Laundry 15. Kitchens 16. Mechanical / Electrical Rooms A-2 A-2 A-3 A-2 A-3 R-1 R-2 R-2 R-2 B B S-1 S-2 F-1 F-1 F-1 FIRE & LIFE SAFETY REPORT FOUR SEASONS HOTEL VAIL, COLORADO V31063 - Page 5 February 21, 2007 17. Retail M 18. Youth Center (Day Care) E (Hotel Operator will not permit infant-care - child-care only) 19. Teen Center A-3 20. Employee Dining A-2 21. Employee Lockers B 22. Paint Shop/Maintenance Shop F-1 23. Engineering Offices/Shops F-1 24. Central Plant F-1 B. No hazardous occupancies will be present within the building. Hazardous materials associated with pool chemicals, laundry operations and diesel fuel will be within the exempt amounts allowed by Section 307 of the Code. Where control areas are used, they will be provided in accordance with Section 414.2. II. STRUCTURAL FIRE RESISTANCE A. Fire-resistance rating of primary structural features (Type I-B per IBC Section 602). Structural Frame. a. General: 2-hour. b. Roof supports: Fire-resistance ratings of structural frame and bearing walls are permitted to be reduced by 1-hour where supporting a roof only per IBC Table 601, Note b. Although this exception will be used for this project, this will apply only to those areas where the roofs are above guest rooms and residential units. These rooms have rated demising walls that extend from the floor slab to the roof decking and will isolate the fire area to the guest room or residential unit. These walls will also extend through the attic spaces to serve as a draft stop as well. 2. Exterior Walls. a. All exterior walls will be non-bearing. b. Intersections of floors and exterior walls will be protected in accordance with IBC Section 713.4. C. Exterior walls and openings will be protected in accordance with IBC Tables 602 and 704.8. FIRE & LIFE SAFETY REPORT FOUR SEASONS HOTEL VAIL, COLORADO 3. Floors. a. General: 2-hour. 4. Roofs_ a. General: 1-hour. 5. Shafts. a. Stairs. V31063 - Page 6 February 21, 2007 1) Stairways connecting four stories or more will be enclosed in 2-hour construction with 1-1/2-hour opening protection in accordance with IBC Section 707.4. Doors will be provided with °S" label listings and be temperature control assemblies. 2) Stairways connecting less than four stories will be enclosed in 1-hour construction with 60-minute opening protection. Doors will be provided with "S" label listings and be temperature control assemblies. 3) Where stair enclosures transition horizontally, they will be designed and constructed as exit passageways per IBC Section 1020 requirements. The continuity of the exit passageways will be in accordance with I BC Section 706.4. 4) Exit enclosures will not contain equipment, ductwork, piping, systems or devices that do not serve the exit enclosure, per IBC Section 1017.1. 5) Only those rooms or areas that are normally occupied will open onto exit passageways. These openings may be used for normal circulation in addition to egress. Access to not normally occupied spaces from the passageways will be through a 2-hour rated vestibule as described in the Memorandum of Understanding No. 2 in the appendix of this report. FIRE & LIFE SAFETY REPORT FOUR SEASONS HOTEL VAIL, COLORADO V31063 - Page 7 February 21, 2007 6) Stairs that interconnect only two levels may be open. This will occur between Level 3 and Level 5 to interconnect the public spaces. Sprinklers and draft stops will be provided around the stair opening. Please refer to the Memorandum of Understanding within the Appendix of this report for details of this stair. 7) Where roofs will have slopes greater than 4:12, stairs will not extend to the roof. Where roofs occur that are less than 4:12, either a stair will extend to the roof, or other approved access (such as through a door from a corridor or occupied space) will be provided. 8) Stairs A, B, and C serve the majority of floors within the building. These stairs have been designated as pressurized stairs for Fire Department use. Please refer to the Memorandum of Understanding within the Appendix of this report for details on the pressurization of these stairs. b. Elevator shafts will be 2-hour rated with 1-1/2-hour opening protection provided. C. Other shafts will be 2-hour rated construction with 1-1/2-hour opening protection. INTERIOR WALLS AND PARTITIONS A. Occupancy separations. The overall building will be constructed of Type 1 B materials. Except for the parking garage and storage areas, which will be separated from the remainder of the building as required for incidental use, all other uses have unlimited area requirements based on Table 503. With the overall area of the garage and storage uses being within the allowable area requirements, the building will be treated as a non-separated mixed use occupancy as outlined in IBC Section 302.3. Therefore, fire-separation assemblies will not be provided between use groups. Fire rated assemblies will be provided for incidental use areas as noted below. 2. The Kid's Center on Level 02 is classified as a Group E occupancy since it will be used to supervise children during operation. No infant care is provided in this space. Table 503 does not limit the FIRE & LIFE SAFETY REPORT FOUR SEASONS HOTEL VAIL, COLORADO V31063 - Page 8 February 21, 2007 area of Group E occupancies for Type 1 B construction. However Table 503 does limit the height to no more than 5 stories. The Kid's Center is approximately 725 square feet in size and represents less than 10 percent of the area on Level 02. Therefore, this space can be considered accessory to the overall use per Section 302.2 of the Code. Since the space is considered an accessory use area, the height limitation of 5 stories for this occupancy group should not impact the non-separated use provisions. In addition, the actual use is located on Level 02 and not above the 5 story limitation. 3. The lower two floors contain garage and storage occupancies which have maximum allowable areas per Table 503 of the Code, for Type IB construction. The maximum allowable area for storage occupancies (S-1) is 48,000 square feet and the maximum allowable area for garage occupancies (S-2) is 79,000 square feet, without any increases for sprinkler protection and setbacks. The actual use of these occupancies within the building is below the maximum allowable areas without any need for increase and the ratio of the areas is less than 1. a. Level 1 contains approximately 60,500 square feet of garage and storage uses. The garage represents approximately 52,235 square feet. The remainder of the space includes mechanical, storage and electrical type rooms, some of which do not have maximum allowable areas per Table 503. However, even with these uses included in the area calculations for S-1 occupancies, the ratio of actual use to allowable use is 0.834. For Level 2, the overall area is 36,500 square feet for the garage and storage areas, with the garage representing approximately 33,600 square feet. Based on these areas, the ratio of actual use to allowable use is 0.485. B. Enclosure of special uses/rooms (building will be fully sprinklered). Storage rooms over 100-square feet: no-rating (automatic sprinklers). 2. Laundry rooms over 100-square feet: no-rating (automatic sprinklers). 3. Refrigeration machinery rooms: no-rating (automatic sprinklers). FIRE & LIFE SAFETY REPORT FOUR SEASONS HOTEL VAIL, COLORADO V31063 - Page 9 February 21, 2007 4. Waste and linen chute access and termination rooms: 1 or 2-hour (These rooms will be rated as required for the shaft to allow them to be treated as part of the overall shaft. A fire shutter will also be provided at the base of the chute to isolate the chute from the termination room). 5. Parking garage: 1-hour with automatic sprinklers 6. Furnace or boiler rooms: 1-hour (automatic sprinklers will also be provided within these spaces)- 7. Fire pump room (if required): 1-hour. 8. Emergency generator and emergency switchgear rooms: 2-hour. C. Corridors. 1. Ratings. a. Residential occupancies with an occupant load greater than 10: 30-minutes (automatic sprinklers). b. All other occupancies: no rating required (automatic sprinklers). 2. Dead ends. a. Group B and F occupancies: 50-feet. b. All other occupancies: 20-feet. C. All occupancies: May be extended up to 2.5 times the least width of the dead end corridor. 3. Other permanent partitions. a. Elevator lobbies: rated to match the corresponding corridor when opening onto a rated corridor. b. Elsewhere: noncombustible, as allowed by IBC Section 602.2. C. Separating condo units, hotel guest rooms and suites: 1- hour. FIRE & LIFE SAFETY REPORT V31063 - Page 10 FOUR SEASONS HOTEL February 21, 2007 VAIL, COLORADO D. Opening protection. Door ratings. a. 2-hour walls: 1-1/2-hour. b. Interconnecting doors between hotel guest rooms: %-hour (no closers required per the Exception to IBC Section 715.3.7). C. Exit enclosures: 1-1/2-hour with "S" label and heat rate of rise rating per IBC Section 715.3.4. d. Fire-resistive rated corridor walls and elevator lobbies: 20- minute, "S" label. e. Other 1-hour walls: 1-hour. 2. Through penetrations and membrane penetrations through rated partitions will be protected with fire-rated sealant or fire-stop material per their listing. Contractor shop drawings and/or permit drawings will identify the UL listing number of the through- penetration assembly. 3. Fire dampers will be provided as required by code unless a combination fire/smoke damper is provided. The minimum elevated temperature permitted by the fire dampers will comply with the IBC and the Mechanical Engineer Specifications. 4. Smoke dampers a. Located at: 1) Duct penetrations of rated corridors unless ducts are 26-gauge steel with no openings into corridor. 2) Shafts, except for toilet exhaust ducts serving continuously operating fans on emergency power and provided with 22-inch sub ducts. 3) Elevator lobbies. b. Smoke dampers will be activated individually by local smoke detection per IBC Section 716.3.2 as amended. C. Leakage rating of Class 11 or better. FIRE & LIFE SAFETY REPORT V31063 - Page 11 FOUR SEASONS HOTEL February 21, 2007 VAIL, COLORADO d. Fail in the closed position upon loss of power to the damper. 5. Fire dampers a. Activated by fixed temperature. b. Located at duct penetrations of fire barriers, shafts and fire partitions. IV. INTERIOR WALL AND CEILING FINISHES A. Flame spread. 1. Wall and ceiling flame spread ratings will be based on Table 803.5 using automatic sprinkler protection provisions. Ratings will be based on occupancies within the building and location of finishes. 2. Foam plastics will not be used as interior finish or trim, except as provided in Sections 2603.8 or 2604. 3. Other insulation will have a flame spread of not more than 25 (Class A). 4. Textiles on walls or ceilings will not exceed a flame spread of 25 (Class A). 5. All other interior finish will have a flame spread not to exceed 200 (Class C). B. Smoke developed will not exceed 450. C. If any plastics are proposed to be used as interior finish they will be separately identified in subsequent amendments to this report. V. EGRESS A. Exit drawings, which show exit routes, capacities, and load factors, will be developed as part of the permit packages. B. Occupant load factors. FIRE & LIFE SAFETY REPORT FOUR SEASONS HOTEL VAIL, COLORADO Occupancy Load Factor (sq. ft./person) V31063 - Page 12 February 21, 2007 1. Meeting & Banquet Rooms 15 net 2. Ballrooms 7 net 3. Ballroom Pre-Function 15 net 4. Hotel Reception (e.g., check-in lines) 5 net 5. Hotel Lobby (e.g., circulation) 100 gross 6. Ballroom Pre-Function 100 gross 7. Guest Suites / Condominiums 200 gross 8. Restaurants 15 net 9. Lounge areas 15 net 10. Swimming Pool 50 gross 11. Pool Deck 15 gross 12. Spa Treatment Rooms 100 gross 13. Exercise Rooms 50 gross 14. Locker Rooms 50 gross 15. Retail 30 gross 16. Parking Garage 200 gross 17. Kitchen areas 200 gross 18. Mechanical equipment rooms 300 gross 19. Offices 100 gross 20. Storage 300 gross 21. Day Care 50 net 22. Teen Center 15 net C. Exit width factors. All occupancies. a. Stairways: 0.20-inches per occupant (automatic sprinklers). b. Other egress components: 0.15-inches per occupant (automatic sprinklers). D. Non-simultaneous uses. Public area rest rooms, and the Pre-Function areas within the Ballroom areas, will be considered non-simultaneously occupied within the area they serve. These areas will be provided with sufficient exiting based on the use of the area, however their loads will not be included in the overall loads for the building. RJA has evaluated the egress of the current design with respect to the pre- function area and assembly area being used simultaneously. Currently there is adequate egress capacity for the Ballroom and Conference Areas. FIRE & LIFE SAFETY REPORT FOUR SEASONS HOTEL VAIL, COLORADO V31063 - Page 13 February 21, 2007 2. The exit diagrams submitted for this project will include an analysis of the expected uses of the Ballroom and Pre-Function spaces. It is anticipated that the Ballroom will be used for concentrated and non-concentrated uses. When the Ballroom is being used for concentrated use (occupant toad factor of 1 person per 7 square feet), it is expected that the Pre-Function areas will be used as circulation and that the use will be non-simultaneous. When the Ballroom is being used for non-concentrated use (1 person per 15 square feet), it is expected that the Pre-Function areas will be simultaneously occupied at the same use. This allows for exhibit shows within the Ballroom areas to have setup and booths in the Pre-Function spaces as well. Under these two scenarios, the heaviest occupant load is when the Ballroom has concentrated use. RJA has evaluated the egress of the current design with respect to the pre-function area and assembly area being used simultaneously. Currently there is adequate egress capacity for the Ballroom and Conference Areas. E. Exit routes from building. Above-grade levels. a. Exits will be into enclosed stairwells. b. Stairwells will discharge directly to the exterior at grade levels. C. Up to 50 percent of the number and. capacity of the exit stairs may discharge within the building based on the provisions of Section 1023.1, Exception No. 1. F. Travel distances. Travel distances will be limited as follows (automatic sprinklers): a. Group B Occupancies: 300-feet. b. Group S-2 (Parking Garage) Occupancies: 400-feet. C. All other occupancies: 250-feet. FIRE & LIFE SAFETY REPORT FOUR SEASONS HOTEL VAIL, COLORADO 2. Common path of egress travel. V31063 - Page 14 February 21, 2007 a. Group B, F and S occupancies: 100-feet (automatic sprinklers). b. All other occupancies: 75-feet. C. For specific R-2 occupancies (condominium units and timeshares), common path of travel up to 125 feet may be used. Please refer to Administrative Modification Request No. 3 in the appendix of this report. G. Separation of exits Where two exits are required from an area as outlined in Table 1014. 1, the exits will be separated by one-third of the maximum overall diagonal dimension of the area served. 2. As an alternative, where exit enclosures are interconnected by a one-hour fire resistive corridor, the required exit separation will be measured along a direct line of exit travel within the corridor. H. Other exiting provisions. Egress from a room or space will not pass through adjoining or intervening rooms or areas, except where the adjoining rooms or areas are accessory to the area served. Egress through multiple intervening rooms is acceptable, provided all rooms are considered accessory. Exiting through multiple intervening rooms or spaces is anticipated to occur within the Spa areas on Level 02, and the Administrative office areas on Level 06. These rooms are all considered accessory to the areas served. 2. Except for dwelling units, exit access will not pass through kitchen areas. 3. Exit access from rooms or areas will not pass through store rooms, closets or similar uses. 4. Exit access from dwelling units and sleeping areas, will not pass through other sleeping areas, toilet rooms or bathrooms. 5. Panic hardware will be provided on all exit doors serving assembly areas with an occupant load of 100 or more that are provided with a lock or latch. This includes all doors on the egress route from these areas. FIRE & LIFE SAFETY REPORT V31063 - Page 15 FOUR SEASONS HOTEL February 21, 2007 VAIL, COLORADO 6. Exit doors will swing in the direction of exit travel when serving an occupancy load of 50 or more. Exit signs and exit illumination. Illuminated or self-luminous exit signs will be provided at stair entrance doors and elsewhere as necessary to clearly indicate the direction of exit travel. 2. Exit illumination of not less than 1 footcandle provided with backup power from the emergency generator, will be provided for all exit routes within the building. Exit illumination will also be provided immediately in front of the point of discharge for all exits at the exterior of the building. VI. EMERGENCY SIGNAGE A. A sign stating "IN FIRE EMERGENCY, DO NOT USE ELEVATOR. USE EXIT STAIRS" will be posted adjacent to each elevator call station. This sign will also provide a pictorial representation to indicate that the elevator will not operate during a fire and that exit stairs should be used. B. Stairway identification signs will be provided in compliance with the IBC. VII. SUPPRESSION SYSTEMS A. Automatic sprinkler protection. Wet-pipe, hydraulically calculated automatic sprinkler systems will be provided throughout all areas. Where temperatures cannot be maintained above 40°F, such as within the loading dock areas, dry or anti freeze type systems will be installed. The two parking garage levels will be heated to maintain temperatures above 40°F. 2. Automatic sprinkler systems will be designed to comply with NFPA 13 as follows. Areas of coverage will be increased by 30 percent for dry systems. a. Light Hazard: 0.10 gpm per square foot over the most remote 1,500 square feet. The large room rule for the residential units will not be used. b. Ordinary Hazard (Group 1): 0.15 gpm per square foot over the most remote 1,500 square feet. FIRE & LIFE SAFETY REPORT V31063 - Page 16 FOUR SEASONS HOTEL February 21, 2007 VAIL, COLORADO C. Ordinary Hazard (Group 2): 0.20 gpm per square foot over the most remote 1,500 square feet. 3. Hazard classifications for the areas included with automatic sprinkler protection for this project are as follows: Description Light Hazard Ord. Grou I Ord. Group 11 Meeting Rooms X Ballrooms X Pre-Function Areas X Lobby Areas / Circulation X Guest Rooms / Condominiums X Restaurants X Mechanical Rooms X Spa / Locker Rooms Areas X Retail X Parkin Garage X Offices X Storage 12 ft. or less X Kitchen X 4. Automatic sprinkler system zones will be designed to coordinate with the respective building elements. a. The maximum area per sprinkler zone on any floor level will not exceed 52,000 square feet or to the limits established by NFPA 13. b. The building will be provided with at least one sprinkler system per floor level and systems will not extend to multiple floors. FIRE & LIFE SAFETY REPORT V31063 - Page 17 FOUR SEASONS HOTEL February 21, 2007 VAIL, COLORADO C. The area of hydraulic calculation for the dry pipe systems will be increased by 30 percent or as required by NFPA 13 for dry pipe systems. 5. Automatic sprinkler systems will be served by risers separate from the dry standpipe systems. 6. Alarm and Trouble Signals. a. Waterflow devices will be provided at the lateral connection to each sprinkler riser on each floor for each zone. b. Electrical supervision will be provided on all sprinkler system control valves and supervisory air pressure switches. C. Off-site monitoring will be provided for all alarm, supervisory, and trouble signals through a Central Station service or an approved connection to the Fire Department. On-site monitoring will be provided at the Fire Command Center and Security (24-hour location). - 7. 'Sprinkler Types. a. Quick response standard temperature sprinklers will be used throughout all light hazard occupancies. Extended coverage, quick response horizontal sidewall sprinklers may be utilized in residential occupancies. Standard response sprinklers will be used in all other areas. Flush, semi- recessed, or low profile sprinklers will be used in all finished areas. B. Standpipes. The building will contain a Class I manual wet standpipe system. This will allow the piping to be filled with water to provide for a quicker delivery of water to the hose outlets. 2. All standpipes will be interconnected at the base of the building. 3. Class I type outlets will be provided at every floor4evel landing within the stairways. Standpipe risers will be within the stair, and will also be spaced in accordance with NFPA 14 criteria for wet standpipe systems. FIRE & LIFE SAFETY REPORT FOUR SEASONS HOTEL VAIL, COLORADO V31063 - Page 18 February 21, 2007 4. The standpipe outlets will be located 60-inches above the floor with hose outlets pointed down. The valve outlet will be nominal 2-1/2 inch diameter with 1-1/2 inch reducer. The valves will not be of the pressure regulating type. 5. Sprinkler and standpipe risers will be designed to meet 600 pound testing requirements as required by the Town of Vail. C. Water supplies. An electric fire pump is not anticipated to be required to serve the building. RJA in conjunction with the TOV Fire Department conducted fire flow tests in the area of this project. The fire flow test data has been provided to the TOV Fire Department. Current flow data indicates approximately 120 psi with a residual flow of 4000 gallons per minute. Updated hydraulic analysis will be provided as part of the design of the fire protection system to confirm this flow data. 2. Multiple remote fire department connection locations will be coordinated with the Fire Department. These fire department connections will 'be arranged to supply the sprinkler and standpipe systems throughout the property. Separate connections will be provided for the sprinkler and standpipe systems. - 3. Water to the fire protection systems will be provided from a combination fire protection and domestic water main from the city water supply. This main will be provided with isolation valves within the building to isolate domestic sources from fire protection systems. D. Kitchen hood systems. 1. All kitchen hoods and grease exhaust ducts will be provided with automatic suppression in accordance with UL Standard 300. Water supply will be provided from the automatic sprinkler system risers, with separate connections and control valves. 2. The fire alarm system will monitor the activation of all hood and grease exhaust duct extinguishing systems, and cause automatic fuel shut-off for the area served as well as audibles and visuals in areas as directed by the Fire Department. E. Fire extinguishers will be located in accordance with NFPA 10. FIRE & LIFE SAFETY REPORT V31063 - Page 19 FOUR SEASONS HOTEL February 21, 2007 VAIL, COLORADO VIII. FIRE DETECTION AND ALARM SYSTEM A. Fire alarm initiating devices will be zoned to correspond with automatic sprinkler systems and the respective building elements. B. Operation of the fire detection and alarm system will be consistent with the fire functional matrix in Appendix A. C. The system will be a fully analog addressable system and will be distributed using remotely located panels throughout the facility. D. Annunciation of all fire alarm system devices will be provided at the Fire Command Center on Level 05 near the main entrance. Separate remote annunciators will be provided at the Security on Level 04 and in PBX for in-house operational use for monitoring fire alarms within the building. E. All fire alarm circuits will be fully supervised to annunciate alarm supervisory and trouble conditions as required by NFPA 72. F. The fire alarm system will receive fire alarm signals from the following initiating devices: Automatic sprinkler system waterflow indicators. 2. Area smoke detectors. 3. Heat detectors. 4. In-duct and duct type smoke detectors. 5. Kitchen hood systems. 6. Manual fire alarm stations. G. The fire alarm system will receive supervisory signals from the following devices: 1. Automatic sprinkler and standpipe system control valves. 2. Smoke detectors within hotel guest rooms, employee housing units, and residential units. 3. Low air supervisory switches for dry-pipe sprinkler systems. FIRE & LIFE SAFETY REPORT V31063 - Page 20 FOUR SEASONS HOTEL February 21, 2007 VAIL, COLORADO H. Area smoke detectors will be provided at the following locations. Where approved by the Fire Department, alarm verification will be provided for these detectors. Mechanical, electrical, telephone, transformer, elevator, and similar equipment and machine rooms. 2. Where fire-rated doors are held open by magnetic devices. 3. Elevator lobbies. 4. At combination fire and smoke dampers. 5. At locations housing fire alarm control panels. 6. Throughout all common areas of the building. 7. At the top of elevator hoistways. 8. All corridors serving residential units (employee housing, hotel guestrooms, fractional/timeshare units, and condominiums). 9. At combination fire and smoke dampers. 10. Within residential units, including hotel guest rooms and suites, condominium units, fractional/timeshare units and employee housing units. Smoke detectors will also be provided within the main living units where sleeping may occur. These detectors will sound a local alarm within the unit and also report on the fire alarm control panel as a supervisory alarm. Duct type smoke detectors will be provided at the following locations: Main circulating air duct ahead of any fresh air inlet serving any system providing more than 2,000 cfm. Where complete area detection is provided throughout all areas served by an air-handling units, the area detectors may be used to shutdown the unit in lieu of in-duct detectors as allowed by Code. Manual fire alarm stations will be provided throughout the facility, as required by the Town of Vail local amendments to the Fire Code. Manual stations will be provided at locations required by NFPA 72, including the entrance to exit stairwells and adjacent to each exit from the building. FIRE & LIFE SAFETY REPORT FOUR SEASONS HOTEL VAIL, COLORADO V31063 - Page 21 February 21, 2007 K. Residential unit smoke detectors will be interconnected (e.g., all detectors annunciate upon any detection activation) and installed in the residential units as outlined below. These detectors are to be connected to the building's fire alarm system to allow for monitoring by in-house personnel. These detectors are intended to sound a local audible alarm within the unit to alert room occupants only. Hotel guest rooms and suites, and in sleeping areas. 2. Condominium units, fractional/timeshare units and employee housing units. a. On the ceiling or wall outside of each separate sleeping area in the immediate vicinity of bedrooms. b. In each room used for sleeping purposes, including the living rooms. L. Heat Detectors will be provided: At all locations requiring area detection where smoke detection is not suitable for the environment, including the parking garage and loading dock areas. Heat detectors will also be provided at the top of each elevator shaft and within elevator machine rooms to facilitate elevator power shunt. Heat detectors will be located adjacent to each sprinkler as required by NFPA 72. 1X. EMERGENCY COMMUNICATION AND ALARM SYSTEMS A. Voice alarm system. An emergency voice alarm communication system will be provided in accordance the proposed local amendments to the International Fire Code. 2. The Fire Command Center as relocated to the main entrance of the building (as approved by TOV fire department) will contain controls for manually activating the voice alarm system throughout the facility. FIRE & LIFE SAFETY REPORT FOUR SEASONS HOTEL VAIL, COLORADO V31063 - Page 22 February 21, 2007 3. The voice alarmlcommunication system will automatically sound an alert tone followed by voice instructions in accordance with IBC Section 907.2.12.2 and NFPA 72 requirements. The system will be designed and installed to produce between 80 and 110 dB (minimum 15 dB above ambient) of sound pressure throughout all protected areas. Elevators and stairways are to be provided with manual voice alarm capabilities only. 4. The voice alarm system, will be interconnected with other sound systems (i.e., paging or music) in the protected areas, and will automatically override these systems when activated. The paging and music systems are to be silenced and not captured for simultaneous rebroadcast. B. Audible zones. Fire alarm devices will initiate alarms within the building as outlined within this report. 2. Specific fire alarm devices will initiate a general alarm on the floor of origin, the floor above and the floor below- 3. Speakers within stairwells and elevator cabs will be provided with manual live voice capabilities only. 4. Smoke detectors within residential units will be interconnected to allow sounder bases to activate on all detectors within the unit. Smoke detectors within hotel guest units will only activate the local detector in the unit of origin. C. Visual signaling appliances will be provided: At all areas where emergency warning systems are provided. 2. In all public rest rooms, public areas, accessible and hearing impaired guest rooms and common use areas. 3. Visual signaling appliances will be UL Standard 1971 listed and meet the requirements of ANSI, ADA and NFPA 72. 4. Visual signaling appliances will operate in unison with the voice alarm system. Visual appliances in accessible units and hearing- impaired guest rooms will operate with either the voice alarm system or by activation of the guest room smoke detector. These appliances will be permanent and connected to the fire alarm system. FIRE & LIFE SAFETY REPORT V31063 - Page 23 FOUR SEASONS HOTEL February 21, 2007 VAIL, COLORADO D. Fire Department phone jacks will be installed in each exit stair to allow communication between the Fire Command Center and these areas. E. The building will also be provided with a Public Safety Communication system repeater/amplifier should portable fire department radios not be able to communicate within the building. X. FIRE COMMAND CENTER A. Although the building is not considered a high-rise structure, the building emergency control equipment will be located in a central location designated as the Fire Command Center. The approved location is at Level 05 near the entrance to the building as presented and agreed to by the TOV fire department at the August 24, 2005 meeting. Please refer to the Memorandum of Understanding in the Appendix of this report. B. In addition, remote annunciators will be provided in Security on Level 04 and the PBX room. These annunciators will be used to alert in-house operations. Remote annunciators may be provided with signal silence features if approved by the Fire Department. Reset capabilities will not be provided at remote annunciators. C. The fire alarm system will also be provided with an event printer located within the Fire Command Center. XI. SMOKE CONTROL A. Since the building is not considered a high-rise structure, stairs do not serve floors greater than 75-feet above Fire Department vehicle access, and adequate Fire Department access is provided to the site, mechanical smoke control and pressurized stairs are not required by code. At the August 24, 2005 meeting with the TOV Fire Department it was agreed the building was not a high-rise, but the TOV Fire Department requested that a smoke management system be provided for selected stairs and elevators. Please refer to the Memorandum of Understanding in the Appendix of this report B. Air-handling units will be provided with smoke detection and controls for shutdown to prevent the re-circulation of smoke within the building. FIRE & LIFE SAFETY REPORT FOUR SEASONS HOTEL VAIL, COLORADO XII. EMERGENCY POWER V31063 - Page 24 February 21, 2007 A. Emergency generator(s) will be provided and will supply emergency and stand-by power to various systems within the building- The design team has determined that the emergency generator will be a diesel powered generator. Quantities of diesel fuel in the generator room will be within the exempt amounts as allowed by code (240 gallons). B. The emergency generator will supply power to the following life safety systems: 1. Exit illumination. 2. Elevator car lighting. 3. Fire alarm and supervisory systems. 4. Fire detection and supervisory systems. 5. Sprinkler alarm and supervisory systems. 6. All required communication and public address systems. 7. Lighting circuits for elevator lobbies, Security, generator and main switchgear room, and fire pump room. 8. Fire pump, jockey pump and fire pump controller/status panels. 9. Toilet exhaust fans. 10. Elevators (at least one car at a time in each bank). 11. Elevator machine room HVAC system. 12. Smoke management and pressurization systems. C. Other loads connected to the generator will comply with NEC 700.5 (a) and (b). D. Transfer Time. 1. 10 seconds for items 1 through 8 above. 2. 60 seconds to full power for items 9 through 12 FIRE & LIFE SAFETY REPORT V31063 - Page 25 FOUR SEASONS HOTEL February 21, 2007 VAIL, COLORADO E. Fuel for the generator will provide at least a 2-hour fuel supply. Fuel storage arrangements will be in accordance with International Building and Fire Codes. XIII. ELEVATORS A. Standby power will be provided for one elevator car in each bank of the building and will be automatically as well as manually transferable to any other elevator in the bank B. Shaft Protection. All elevator hoistways will be of 2-hour construction. 2. All elevator doors will provide 1-112 hour opening protection. C. Hoistway Venting. Elevator shafts that extend through more than three floors will be provided with vents. 2. The vent area will be at least 3.5% of the shaft area with at least 3 square feet per elevator. 3. Each hoistway will be vented independently of other hoist-Ways. 4. Hoistways will not be vented through the elevator machine rooms. 5. Hoistways will be provided with normally closed dampers that will open automatically by a signal from the fire alarm system from activation of a smoke detector in an elevator lobby or at the top of the hoistway. The damper will also be capable or manual operation from a switch within the Fire Command Center. The damper position will also be displayed on the graphic annunciator in the Fire Command Center. D. Elevator Lobbies. Where elevators open onto rated exit corridors, fire resistive elevator lobbies will be provided or smoke tight doors will be provided immediately in front of the elevator.cab opening to provide the required corridor protection. Elevator lobby walls will extend from slab to slab and will provide a fire-resistance rating equal to the rating of the corridor. 2. All elevator lobby doors will be 20-minute fire-rated smoke and draft assemblies and will be held open by magnetic door releases actuated by smoke detection. FIRE & LIFE SAFETY REPORT FOUR SEASONS HOTEL VAIL, COLORADO V31063 - Page 26 February 21, 2007 3. Each elevator lobby will be provided with area smoke detector(s) installed within its/their listing(s). These detectors will be located within 6 feet of the elevator call button but offset so as not to be in direct line with the call button. 4. Combination fire/smoke dampers will be installed on all ducts that penetrate lobby walls. E. Activation of an elevator lobby, elevator machine room, or top of elevator hoistway smoke detector, will cause automatic recall of all elevators serving that bank to return nonstop to the main floor (Level 05). This will occur under either primary or secondary power. Manual control for elevator recall will also be provided. If the Level 05 elevator lobby detector activates, elevator recall will be to the alternate floor (Level 02) or as designated by the Fire Department. F. Manual Overrides. A 3-position (on/off/bypass) key-operated switch will be provided at grade level for each bank of elevators for emergency override. 2. A 3-position (on/off/hold) key-operated switch will be provided inside each elevator cab. 3. Elevator keys will be provided for Fire Department use in case of emergency in a key box in the Fire Command Center. G. Fire and Emergency Elevator. One main service elevator will access all levels and be available for fire and emergency use. 2. The controls will be designed so that key switches at the first floor elevator vestibule will recall the elevator to the main floor. 3. A permanent sign on the elevator status panel in the Fire Command Center will designate the emergency elevator. 4. The size of the emergency elevator will be able to accommodate a 24-inch-by-76-inch stretcher in its horizontal position. A minimum clear opening width of 42 inches will be provided. H. Each elevator machine room will be provided with smoke detector(s) installed within its/their listing(s). Service elevators RS-1, RS-2, HS-1 and HS-2 will be provided with pressurized hoistways as outlined in the Memorandum of Understanding included in the Appendix of this report. FIRE 8t LIFE--* SAFETY REPORT V31063 Pago 27 FOUR SEASOMS 1-10-I'f_:1.. Fe bruaty I1, 200/ VAIL., COLORADO PERIODIC OPERAT ION AND MAINTENANCE Qualified individuals acceptable to the F=ire Department will regularly test all active fire, protection syste;rns and devices in accordance with applicable codes and standards Records of all mainte=nance and testing will be retained on site and presented to County Fire De partmont re prosentatives upon MXII,test CONCLUSION This report provides general fire protection guidelines developed for the Four S(':asorrs Hotel project in Vail, C=olorado Working drawings and specifications will be coordinated to comply with the fire protection features outlined in this document This report is behig :submitted as part of the G&E permit process. It is understood that future revisions to this report will be required as part of tide buildiricg permit set and that additional comments and revisions will be provided. Prepared by_ ROLT JENSE:N A. ASSOCIATES, INC. Allyn iNaughn~ Date V31063/Fair Suasons Hate; Vail - LSK OZ-21-Ul GE 5utimllal eoc APPENDIX A FIRE ALARM FUNCTIONAL MATRIX FOUR SEASONS HOTEL FIRE ALARM FUNCTIONAL MATRIX Response Initiating Device 24-Hour Monitoring (Fire Command) Fire Alarm Panel Evacuation Signal Recall Elevator Elevator Shunt Close Related Doors AREA DETECTORS Residential Unit ■ ■ ■ (in room only) Elevator Lobby ■ ■ ■ ■ ■ Elevator Machine Room / Top of Service Elev H oistway ■ ■ ■ ■ ■ Door Release ■ ■ ■ ■ All Others ■ ■ ■ ■ HEAT DETECTORS Elevator Machine Room / Top of Service Elev Hoistway ■ ■ ■ ■ ■ All Others ■ ■ ■ ■ HVAC DETECTORS Supply Fans ■ ■ ■ (2) Return Fans ■ ■ ■ (Z) WATERFLOW DEVICES Public/Back-of-House ■ ■ ■ ■ MANUAL FIRE ALARM STATIONS ■ ■ ■ SUPERVISORY & TROUBLE ■ ■ MANUAL CONTROLS ■ ■ ■ POWER FAILURE ■ ■ ■ Smoke detectors within residential units will be system operated to provide a supervisory alarm signal on the fire alarm system. They will also be equipped to sound an audible alarm within the unit. (2) In-duct detectors located on air-handling systems to annunciate at FACP only. These detectors will not activate audible and visible appliances within the building. Note: This functional matrix will be updated and expanded upon as part of the fire alarm contractors shop drawing submittal process to identify specific devices and control sequences for the system being installed. APPENDIX B. SMALL-SCALE DRAWINGS IP-113 '"A r 6gY ~ I L i I I EE -1 J APPENDIX C MEMORANDA OF UNDERSTANDING 7-~_ PJA ROLF JENSEN & ASSOCIATES, INC. FIRE rROTEC` CvNSLUAn T`. MEMORANDUM OF UNDERSTANDING REQUEST Vail Four Seasons Hotel Vail, Colorado January 17, 2006 Revised February 29, 2007 VAIL FOUR SEASONS HOTEL - VAIL, COLORADO 1. SMOKE MANAGEMENT SYSTEM (STAIRS and ELEVATOR HOISTWAY) 2. FIRE COMMAND ROOM 3. GRAND STAIR in COMMUNICATING SPACE at HOTEL LOBBY 4. EMERGENCY GENERATOR - DIESEL POWER 5. EXIT ENCLOSURES INTRODUCTION This Memorandum of Understanding (MOU) request is the documentation of several meetings and discussions with the Town of Vail Building and Fire Department. The intent of this correspondence is to "document' how the design team will comply with the requirements of the Building and Fire Codes as adopted by the Town of Vail. This document differs from the Request for Administrative Modification in that we are not requesting any variance from the adopted Building and Fire Codes. This document should be a reference to and complement the Life Safety Report and Construction Documents prepared by the design team- Once signed by all parties (signature page), the described portions of the Fire Protection and Life Safety code requirement are considered to be clarification of the building or fire code for the design and construction of The Four Seasons Hotel in Vail. 1. SMOKE MANAGEMENT SYSTEM (STAIRS AND ELEVATOR HOIISTWAYS) The building is not considered a high-rise structure, however, at the August 24, 2005 meeting with the TOV Fire Department; RJA presented the Fire Department access and the location of the fire command center. The TOV fire department agreed the building was not a high-rise but requested that a "performance approach" be taken for the building and that the design team provide a smoke THE FOUR SEASONS HOTEL V31063 - Page 2 MEMORANDUM OF UNDERSTANDING January 17, 2006 VAIL, COLORADO Revised February 21, 2007 management system in designated stair enclosures and elevator hoist-ways. It was determined that the designated stairs and elevator hoist-ways would serve all levels of the building and be accessible from the main entrance near the fire command center. The following stair enclosures and elevator hoist-ways will be provided with a smoke management system via smoke pressurization- • Stair Enclosure A • Elevator Hoist-way directly south of Stair Enclosure A (Elevators RS1 and RS2) • Stair Enclosures B and C • Elevator Hoist-way south of Stair Enclosure C, east of Stair Enclosure B (Elevators HS1 and HS2) The stair and hoist-way enclosures will be provided with a smoke management or pressurization system designed to meet the following criteria: Stairwell Enclosures - The smoke management system for the designated stairwell enclosures will consist of a pressurization fan for the designated stairwell activated automatically upon fire alarm activation (water-flow or detection). The system will be designed such that during operation the doors into the stairwell will not require more than 30-pounds of force to open, regardless of the barometric pressures of the environment. We discussed that the system will not need to be designed to any minimum pressure differential such as 0.05 inches of water column but it would be enough to keep the stairwell positive in relation to adjacent spaces. A smoke management system will to be designed and submitted to the fire department for their review and approval. Elevator Hoist way - The smoke management system for the designated elevator hoist-ways will consist of a pressurization fan for the elevator shafts activated upon fire alarm activation (water-flow or detection). The smoke management system will not need to be designed to any minimum pressure differential. However, the system will be designed to keep the elevator positive in relation to the adjacent spaces or elevator lobbies. The positive pressure will extend beyond the hoist-way into the elevator lobbies or adjacent corridors. It is intended that the smoke management system will prevent smoke from migrating from floor to floor via the identified elevator hoist-way or stair enclosure. THE FOUR SEASONS HOTEL MEMORANDUM OF UNDERSTANDING VAIL, COLORADO V31063 - Page 3 January 17, 2006 Revised February 21, 2007 • Emergency Power and Control - The smoke management system will be connected to the building emergency power system since this is a life safety system. The smoke management system will also be manually controlled form the fire command center utilizing an approved smoke control panel. 2. FIRE COMMAND ROOM At numerous meeting with the TOV Fire Department, RJA and the design team presented the Fire Department access and the location of the fire command room. The TOV Fire Department agreed the building was not a high-rise but requested that a fire command room be provided. It was agreed to by the team that the fire command center would be located near the entrance of the building near the "valet office". Further clarification from the Fire Department also required that the fire command room would not be shared with any other hotel function and would require direct access to the exterior. The currently approved location provides a central response point for the Fire Department with access to stairs serving the building and an elevator serving all levels of the building. The fire command room location has been approved under separate signature by the Fire Department. Listed below are the components that will be included in the fire command room: • Annunciators for the fire alarm system. • Standby and emergency power status. • Public address, voice communication system status and controls. • A direct dial telephone. A table for reviewing building plans and schematic diagrams. • Schematic building plans, including typical floor plans, egress drawings, fire protection systems, smoke control diagrams, fire-fighting equipment and fire department access. • Keys to access all portions of the building. THE FOUR SEASONS HOTEL V31063 - Page 4 MEMORANDUM OF UNDERSTANDING January 17, 2006 VAIL, COLORADO Revised February 21, 2007 3. GRAND STAIR in COMMUNICATING SPACE at HOTEL LOBBY The Hotel Lobby by definition is considered to be an atrium. The grand stair connects levels 3 and 5. It is the intent of this design to communicate through only 2 floors. As discussed in previous meetings it is our interpretation and intent that a smoke control system would not be required as guided by the exceptions in the building code. Adjacent to the communicating space is a mechanical mezzanine on Level 04 that will be separated by a 2 hour fire barrier. At a meeting with the TOV Building and Fire Departments on August 24, 2005 it was concurred by those in attendance that the atrium does not communicate through more than 2 floors by its adjacency to the mechanical mezzanine space. This interpretation was supported by TOV Building and Fire Departments and Colorado Inspection Agency (TOV Plan Review Consultant). The current Life Safety Report and Life Safety Drawings indicate a 2 hour fire barrier separating the mechanical mezzanine from the adjoining spaces. Based on this MOU the design team is not intending to provide a smoke control system in this grand stair location. The TOV Fire Department also requested that sprinkler protection be provided under the slope of the grand stair and that a draft stop or partial barrier be provided to help prevent smoke from migrating up the grand stair to the communicating floor above the lobby. This draft stop will consist of ceiling soffits that are 12 inches deep. 4. EMERGENCY GENERATOR - DIESEL POWER There has been discussion with the Fire Department regarding the use of natural gas in lieu of diesel fuel as the fuel source for the emergency generator. The design team has decided to proceed with the design and installation of.an emergency generator powered by diesel fuel. The electrical engineer (RYBKA) has indicated that the National Electrical Code has a provision that would require that an alternate fuel source would be required if natural gas is utilized for powering the emergency generator. The design team is proceeding with the design and installation of the emergency generator utilizing a primary fuel source of diesel fuel. Fuel storage within the generator room will comply with code and be within exempt amounts as allowed by Chapter 3 of the IBC. THE FOUR SEASONS HOTEL MEMORANDUM OF UNDERSTANDING VAIL, COLORADO 5. EXIT ENCLOSURES V31063 - Page 5 January 17, 2006 Revised February 21, 2007 The exiting system on this project includes both vertical and horizontal exit enclosures. This occurs primarily,where stairs transfer to other stairs within the building. These transfers occur within the building and the horizontal transfers are treated as a part of the exit enclosures. As such, compliance with Sections 1017 through 1020 is being provided. This includes the fire resistance rating of the passageway, the openings and types of penetrations. Where the horizontal transfer of the stair occurs in the corridor system, the corridor element will be separated from the exit enclosure by a 2-hour fire barrier and 90-minute doors. Openings into the exit enclosure for guest rooms and other occupied spaces will also be protected with 90-minute doors. These doors will also have smoke and draft control assemblies to meet corridor penetration requirements. This portion of the exit enclosure will have sprinklers, HVAC, lighting and other utilities serving only the exit enclosure. Utilities used to serve the rooms and spaces adjacent to the exit enclosure will be routed outside of the exit enclosure (within the room). Where electrical outlets and other penetrations occur within the common wall of the residential unit and exit passageway, the wall will be constructed to provide the required 2-hour separation without penetrations. The use of the horizontal transfer for the exit enclosures is consistent with the requirements of the Code. The Code does not prohibit this use. It only restricts the types of openings and penetrations. The horizontal component of the exit enclosures will be 2-hour fire-resistance rated, will have 90-minute opening protection and penetrations will be from normally occupied spaces. There will be no penetrations of utilities that do not serve the enclosure. Where the passageway is also part of the corridor system, smoke and draft control assemblies on doors and smoke dampers for ductwork will be provided as required for corridors. RECOMMENDATION This MOU in conjunction with the current design documents provides a level of protection and life safety that meets the intent and spirit of the Code and therefore does not create a hazardous condition to the occupants of the building. THE FOUR SEASONS HOTEL V31063 - Page 6 MEMORANDUM OF UNDERSTANDING January 17, 2006 VAIL, COLORADO Revised February 21, 2007 Prepared by: SIGNATURE PAGE The Four Seasons Hotel - Vail Request for Memorandum of Understanding March 15, 2007 Allyn Vaug. Rolf Jensen Raviawgurl KW- Inc. Date //If 16,E 06WFAtmore Date Glazier Architects - Architect of Record l2 e'7 Owner Repres tative "uwu.., Psk,N, Date Four Seasons Hotel - Vila Approved by: Charlie Davis Date Town of Vail Chief Building Official Mike McGee Vail Fire and Emergency Services Fire Marshal AJV:av/ba V310631MEMORANDUM OF UNDERSTANDING REQUEST REV 2-21-07 GE Submittal.dac 0 2007 Roff Jensen & Associates, Inc. All Rights Reserved Date Rolf Jensen & Associates, Inc. Ji PJA ROLF JENSEN & ASSOCIATES, INC. 'UrE PROTEvT O•. . C .gs:,Ul..ti MEMORANDUM OF UNDERSTANDING Four Seasons Hotel Vail, Colorado MOU #2 &-de fi - Fox +1 702-6W :5N14 Normally Non-Occupied Spaces Adjacent to Exit Enclosures Introduction: The Four Seasons project in Vail, Colorado will contain exit enclosures that nun both vertically and horizontally. Vertical exit enclosures (enclosed exit stairs) will transfer horizontally to other stairs as the hotel building floors change in size. Horizontal transfers will also occur where the stair meets the discharge floor and transfers to the exterior of the building. The horizontal transfers are being designed as exit enclosures and passageways in conformance with International Building Code Section 1417. In some areas of the hotel, support and related back-of-house functions occur immediately adjacent to these enclosures. Code Section: Sections 1019. 1.1 and 1020.4 of the 2003 IBC, establishes the requirements for the types of openings onto vertical and horizontal exit enclosures and passageways. Code Requirement: Sections 1019.1.1 and 1020.4 of the 2003 IBC limits the types of openings onto vertical exit enclosures and exit passageways to those from normally occupied spaces and necessary for egress. Code Intent: Sections 1019. 1.1 and 1020.4 are intended to protect the integrity of exit enclosures and exit passageways by limiting the openings that are allowed to penetrate the fire- resistance-rated enclosures. In order to fully protect the exit enclosures this section prohibits any openings from typically unoccupied spaces. © 2007 Rolf Jensen & Associates, Inc. All Rights Reserved a an BEEN M as ■MMMME®sa®® MEMORANDUM OF UNDERSTANDING V31063 - Page 2 FOUR SEASONS HOTEL February 21, 2007 NON-OCCUPIED SPACES ADJACENT TO EXIT ENCLOSURES Request: To allow the normally non-occupied rooms adjacent to the exit passageways and horizontal exit enclosures to open into the exit enclosure through the use of a "buffer" vestibule. Justification: Exit enclosures are intended to provide a high level of safety to occupants exiting from a building or portion of a building. The Code intendeds that these enclosures be protected in a manner so as not to impact this level of safety. As such, occupants are considered safe from surrounding areas of the building since they have reached an exit. Exit enclosures have a higher level of fire-resistance separation than the adjacent buildings spaces and openings are limited to those required for exiting. Sections 1019. 1.1 and 1020.4 limit the types of openings to "those necessary for exit access to the enclosure from normally occupied spaces and for egress from the enclosure." This limitation is intended to prevent normally unoccupied spaces from having openings directly onto the enclosure where a fire could develop undetected and thus impact*the exit enclosure. If a fire occurred within a non- occupied space and was allowed to open directly onto an exit enclosure, opening of the door under the fire condition would impact the integrity of the exit. Since the occupants of the building are considered to have reached their exit, this condition can impact the safe egress from the building. Normally occupied spaces are those that contain occupants of the building on a regular basis where a fire condition can be detected. Non-occupied spaces include store rooms, machinery rooms, electrical rooms, etc. These rooms do not typically house occupants on a regular basis. Having doors from these rooms opening directly onto the exit enclosure can impact the integrity of the enclosure. MEMORANDUM OF UNDERSTANDING V31063 - Page 3 FOUR SEASONS HOTEL February 21, 2007 NON-OCCUPIED SPACES ADJACENT TO EXIT ENCLOSURES For this project it is proposed to provide a vestibule or protected buffer room between the exit enclosure and the non-occupied space. This room would serve as a protected space between the two, similar in function to a corridor. As such, it will only be used for exiting from the non-occupied space to the exit enclosure. This is allowed by Code in that the opening is necessary for exiting from the non-occupied space. Although the "buffer" vestibule is not occupied on a regular basis, it is similar to a corridor in that these areas typically do not have an occupancy associated to them but are used to provide a protected means of egress from the building to the exit enclosure. It is proposed that the "buffer' vestibule be provided with a 2- hour fire-resistance rating to isolate the non-occupied space from the exit enclosure. The 2-hour separation will be a fire- barrier that will enclose the vestibule. The non-occupied space will be separated from the buffer" vestibule by a 2- hour fire-barrier and the door will be rated for 90-minutes. The "buffer' vestibule will be separated from the exit enclosure by a 2-hour fine barrier, also with a 90-minute door. Doors opening into the "buffer' vestibule and exit enclosure will be provided with self-closing devices. The "buffer" vestibule will be of a size small enough to prevent the space form being used as a store room or other use. Since the project contains various size rooms adjacent to the exit enclosures, each vestibule will be designed to limit other uses. The size of the proposed buffer" vestibule will allow sufficient separation to the non-occupied space and will also be limited in size to prevent storage or other uses. Since the "buffer" vestibule will be limited in size, it is unlikely that storage can occur while still allowing access to the non- occupied space. This provides the necessary protected space between the exit enclosure and the non-occupied room. MEMORANDUM OF UNDERSTANDING V31063 - Page 4 FOUR SEASONS HOTEL February 21, 2007 NON-OCCUPIED SPACES ADJACENT TO EXIT ENCLOSURES Summary: This request provides a level of protection and safety that meets the intent required by Code. The proposed "buffer" vestibule provides a protected separation from the non- occupied space and the exit enclosure. Its limited size provides a means to control other uses so that it will function only as a means of egress from the non-occupied space. By limiting the use of the "buffer" vestibule to egress only, compliance with Sections 1019. 1.1 and 1020.4 in that the opening from the "buffer" vestibule to the exit enclosure is necessary for egress. The 2-hour rated enclosure will provide a level of protection intended by Code, in that a protected path of egress is being provided, one that is a higher level of protection than a rated corridor or even a non- rated occupied space. We respectfully request your approval. Upon approval, this document will become an attachment to the Fire Protection Report prepared for this project. MEMORANDUM OF UNDERSTANDING V31063 - Page 5 FOUR SEASONS HOTEL February 21, 2007 NON-OCCUPIED SPACES ADJACENT TO EXIT ENCLOSURES Prepared by: We respectfully request your approval. Upon approval, this document will become an attachment to the Fire Protection Report prepared for this project. ROLF JENSEN & ASSOCIATES, INC. A / Allyn J. Vaughn Reviewed by: Approved by: Date Town of Vail Chief Building Official Date Vail Fire and Emergency Services Fire Marshal March 15, 2007 Date AJVITD/JSS:av/ba V31063/Exit Enclosure Opening MOU2 2-21-07 GE Submittal.doc APPENDIX D ADMINISTRATIVE MODIFICATION REQUESTS PJA ROLF JENSEN & ASSOCIATES, INC. =lizF ?R %TEC ;N C_-%SULT N* ADMINISTRATIVE MODIFICATION REQUEST Four Seasons Hotel Vail, Colorado AMR #1 Ci Conv, r.. n Ce.,i; • . `C`. D5 V 41 702 691' 5NM Toilet Exhaust Fire and Smoke Damper Elimination Introduction- Shafts within a building provide a means for vertical transfer of fire and products of combustion if not properly protected. The International Building Code (IBC) 2003 edition requires protection of shafts with fire-resistive construction based on the building construction type and the amount of floors being served. For this project, 2-hour fire-resistive construction of vertical shafts is required. Openings in shafts are also required to be protected to prevent migration of smoke and products of combustion from transferring to upper floors. Where ductwork penetrate shafts, fire and smoke dampers are typically required. However, the IBC recognizes alternative means to protect these penetrations. These include metal sub-ducts and continuously operating exhaust fans. Code Section: Section 716.5.3.1 of the 2003 IBC, establishes the requirements for penetration of shaft enclosures by ducts and air transfer openings, when the shaft enclosure is permitted to be penetrated. Code Requirement: Section 716.5.3.1 of the 20031BC requires penetrations of shaft enclosures by ducts and air transfer openings to be protected with approved fire dampers and smoke dampers installed in accordance to their listing. © 2007 Rolf Jensen & Associates, Inc. All Rights Reserved M I®® ME mass a as EMENUMEMEREM ADMINISTRATIVE MODIFICATION REQUEST V31063 - Page 2 FOUR SEASONS HOTEL February 21, 2007 TOILET EXHAUST FIRE AND SMOKE DAMPER ELIMINATION Exception 1.1 of this section allows the elimination of fire dampers at penetration of shaft enclosures by steel exhaust sub-ducts that extend at least 22 inches vertically in exhaust shafts provided there is a continuous airflow upward to the outside. Exception 2.1 of this section also allows the elimination of smoke dampers on shafts serving bathroom and toilet exhaust openings in Group B occupancies; provided the building is equipped throughout by an automatic sprinkler system, the shaft is equipped with steel exhaust sub-ducts extending at least 22-inches vertically, the exhaust fan is at the upper terminus, the fan is powered continuously with the provisions of Section 909.11, and maintains airflow upward to the outside. Code Intent- Section 716.5.3.1 requires both fire and smoke dampers at duct and air transfer openings in the shaft wall. The fire damper is required due to the penetration of a fire-resistance rated shaft, and to limit the migration of smoke to other parts of the building via the shaft. The code recognizes that a continuous airflow upward will create a negative pressure in the shaft as compared to adjacent spaces, thereby minimizing the spread of hot gases and smoke from the shaft. Request: To allow the elimination of smoke dampers for toilet exhaust shafts serving hotel guest rooms and residential units for the Four Seasons Hotel as allowed for Group B building occupancies by Section 716.5.3.1, Exception 2.1, 2003 1 BC. Justification: The Code recognizes the elimination of smoke dampers in continuously operating exhaust shafts for Group B occupancies. This is due to the ability of the continuous exhaust system to create a negative pressure within the duct which will limit the migration of smoke outside the shaft on upper floors. It also recognizes that Group B occupancies do not contain sleeping areas where people are not able to immediately detect a fire, should they be asleep. ADMINISTRATIVE MODIFICATION REQUEST V31063 - Page 3 FOUR SEASONS HOTEL February 21, 2007 TOILET EXHAUST FIRE AND SMOKE DAMPER ELIMINATION Regardless of the building occupancy classification, establishing a continuous exhaust in a shaft to create a negative pressure relative to adjacent spaces to the shaft will still limit the migration of smoke outside the shaft on upper floors. The intent of the code for protection of the shaft is still maintained using the provisions of this exception for Group R occupancies. The ICC recognizes this condition as the 2006 Edition of the IBC now allows smoke dampers to be eliminated at penetrations to shaft enclosures for both Group R and B occupancies. The same criteria applies for the 2006 Edition as required under the 2003. The negative pressure created within the shaft by the continuously operating fan provides for protection of the shaft from smoke as it is unlikely that smoke will spread to other floors once it enters the shaft. The upward flow of air will create a condition that effectively provides the same level of protection as the installation of a smoke damper. The sub-duct provided to eliminate the fire damper also provides additional protection for smoke migration from the shaft to the room, as smoke would need to travel out of the negatively pressurized shaft down through the sub-duct to enter the room. The continuously operating fan in accordance with Section 909.11 will provide for reliability of the fan as would be _ required for smoke control systems. These fans will be connected to the buildings emergency generator to provide the required secondary power supply. This provides a level of protection consistent with the code for protection of the shaft. ADMINISTRATIVE MODIFICATION REQUEST V31063 - Page 4 FOUR SEASONS HOTEL February 21, 2007 TOILET EXHAUST FIRE AND SMOKE DAMPER ELIMINATION The use of this exception on the residential unit toilet exhaust systems does not reduce the level of protection to the building occupants, even though they may not be readily able to detect a fire condition. Each residential unit will be equipped with monitored smoke detectors so that a fire within a guest room or residential unit will report on the fire alarm system. This will allow in-house personnel to investigate the situation should the fire not be of sufficient size to activate the automatic sprinkler system within the room. Monitored detection within each room provides early warning not only to the occupants of the room, but also to in- house staff who can investigate the cause of the alarm. The residential areas of the hotel are also provided with automatic sprinkler protection throughout as required by Code. Quick response sprinklers are required within each residential unit, including the condominiums, timeshares, employee housing and hotel guest rooms and suites. The quick response sprinklers will also provide early detection and suppression of a fire that may occur within a residential unit. This will assist in evacuation of floors that may be affected by a fire within a residential unit, whether it is not occupied or if the occupants are asleep. In addition to the monitored residential unit detectors, some of the stairs that serve the residential and hotel guest room wings will be pressurized. These include stairs A, B and C. These stairs will assist in evacuation of the building under fire alarm conditions within the building. They will also allow for fire department responding personnel to assist in the evacuation of the building, since they will provide access to all levels of the residential unit floors. The configuration of the building also allows for two sets of elevators to serve each of the residential floors. These elevators essentially serve each of the two wings where residential units (condominium units, timeshares and employee housing) and hotel guest rooms and suites occur. The elevators are of sufficient size to allow for fire department staging and will assist in emergency operations. These elevators will have pressurized hoistways to reduce the impact of smoke that may migrate into the shaft and transfer to other floors. ADMINISTRATIVE MODIFICATION REQUEST V31063 - Page 5 FOUR SEASONS HOTEL February 21, 2007 TOILET EXHAUST FIRE AND SMOKE DAMPER ELIMINATION Summary: This request provides a level of protection and life safety that meets the intent required by Code. Regardless of the building occupancy classification, when built in accordance with code exception requirements, the elimination of the smoke damper at the penetration of the exhaust shaft enclosure the level of protection for life safety afforded by the code is met. This is also recognized by the 2006 Edition of the Code. Since the toilet exhaust shafts will serve residential unit floors, upgraded protection of the stairs and elevators will allow for safe evacuation and emergency staging operations. Monitored detection within each room also provides for early warning in the event a fire occurs within a residential unit or hotel guest room when it is not occupied or the occupants are asleep. This early warning helps mitigate the concerns of the model code in the elimination of smoke dampers for residential occupancies. ADMINISTRATIVE MODIFICATION REQUEST V31063 - Page 6 FOUR SEASONS HOTEL February 21, 2007 TOILET EXHAUST FIRE AND SMOKE DAMPER ELIMINATION We respectfully request your approval. Upon approval, this document will become an attachment to the Fire Protection Report prepared for this project. Prepared by- ROLF JENSEN & ASSOCIATES, INC. ~{>a r March 15, 2007 -r Allyn J. Vaughn Reviewed by: Approved by, Date Town of Vail Chief Building Official Date Vail Fire and Emergency Services Fire Marshal Date AJVITD:avlba V31063/Toilet Exhaust AMR Draft 2-21-07 GE Submittal.doc Norm 1411171 RJA ROLF JENSEN & ASSOCIATES, INC. ADMINISTRATIVE MODIFICATION REQUEST Four Seasons Hotel Vail, Colorado AMR #2 mgr; cn Ce• i 0.,e COW! _0 699 ti ! Exterior Combustible Siding & Materials Introduction: The Four Seasons Resort in Vail, Colorado will be constructed as a Type IB building. As such, the International Building Code (IBC) 2003 edition defines this building as non-combustible. This requires the building to be constructed of materials that are non-combustible and the use of combustible materials in finish and exterior applications is restricted. The intent of these requirements is to reduce the potential for fires to spread in non-combustible construction. The Four Seasons Resort proposes to use wood trim on the exterior walls as part of the decorative materials. Code Section- Section 603 of the 20031BC, establishes the requirements for use of combustible material in Type 1 and 11 construction. Chapter 14 also regulates the use of combustible materials on exterior walls. Code Requirement: Section 603 of the 2003 IBC allows the use of combustible materials within and on the exterior of the building in certain conditions. Where not installed over 15 feet from grade, the use of wood products of any dimension may be used as trim and similar applications. Section 1405.4 also allows the use of wood veneers on exterior walls when not less than 1-inch for hardwood and 318-inch for structural panels or particleboard. These veneers can be used on the exterior walls up to three stories from grade and up to four stories when fire retardant treated. The Code also allows the use of heavy timber for combustible projections, structural columns and arches regardless of height above grade. © 2007 Rolf Jensen & Associates Inc., All Rights Reserved N ADMINISTRATIVE MODIFICATION REQUEST V31063 - Page 2 FOUR SEASONS HOTEL March 13, 2007 EXTERIOR COMBUSTIBLE MATERIALS Code Intent: The intent of the Code to limit combustible materials within and on non-combustible buildings is to reduce the fuel loads associated with these combustible materials. The Code allows non-combustible buildings to be of larger size and greater area than combustible type construction. This is due to the inherent benefit of non-combustible construction in reducing the potential for fires and to also control the spread of fires. Therefore, the use of combustible materials as finish and siding is regulated for these types of buildings. The use of combustible material on the exterior of a building is regulated to reduce the potential for vertical fire spread where Fire Department apparatus cannot reach these materials. Request: To allow the use of wood trim and decorative elements on the exterior of the building including those areas that will exceed three stories above grade. All wood trim and ' decorative materials will be fire retardant pressure treated wood to reduce flame spread. Please refer to the small- scale drawings attached to this request for the locations and proposed sizes of the wood trim and decorative materials. Justification: The Code recognizes that the use of wood veneers and siding is acceptable for non-combustible construction as long as the height above grade is limited. This restriction is intended to reduce the potential for fire spread on the exterior of the building to areas above effective hose streams from responding personnel and to limit the spread of fire to the upper floors of a building. The Code allows materials to be provided that are of minimal size or thickness in these applications. Hardwood trim of at least 1 inch nominal thickness and heavy timber is acceptable for use on Type I buildings. ADMINISTRATIVE MODIFICATION REQUEST V31063 - Page 3 FOUR SEASONS HOTEL March 13, 2007 EXTERIOR COMBUSTIBLE MATERIALS It is proposed to provide wood as decorative elements only and it will not be part of the structural elements of the building. This will include door and window trim, fascia boards, balcony posts, brackets, and "trusses". The window and door trim will be 2-inch nominal thickness applied directly to noncombustible construction. Fascia boards and boards covering gable trusses will be 3-inch nominal thickness. Balcony posts, brackets and straight members of the gable trusses will be a minimum of 8-inch nominal thickness. All of these wood materials will be fire retardant treated, using a pressure impregnated process in a factory setting. No topical treatment is proposed due to the weather conditions at the site. This will minimize any maintenance of fire retardant treatments due to exposure to the elements. The trim and fascia boards do not run the entire height of the exterior wall. As such, vertical fuel chains are not prevalent. Where wood products vertically stack floor to floor, they are interrupted by concrete balconies and other non-combustible exterior elements to break up any vertical fuel chains. This will reduce the potential for vertical flame spread up the exterior wall of the building. Balconies and operable windows are located throughout the exterior wall of the building. These balconies provide access to the exterior wall and will provide staging areas for Fire Department personnel should hose streams from within the building be required. All of the enclosed stairs containing standpipe hose outlets are less than 200 feet of the exterior wall and balcony, with many of them less than 100 feet. This will allow Fire Department personnel the opportunity to use hose packs fed from within the building should these areas be above the reach of exterior hose applications. The north elevation also provides for much of the exterior wall to be reached by exterior hose stream since this portion of the building is only five stories in height (Level 5 to Level 10). Where portions of the wall are above 40 feet, balconies and operable windows provide access from within the building. The south elevation of the building runs from Level 2 to Level 10. However, this elevation is stepped where vertical fire spread is not prevalent. Access to the exterior wall is provided from the ground and also on multiple floors from roof top balconies and decks. ADMINISTRATIVE MODIFICATION REQUEST V31063 - Page 4 FOUR SEASONS HOTEL March 13, 2007 EXTERIOR COMBUSTIBLE MATERIALS The majority of wood on the east elevation is within reach of exterior hose streams and the amount of wood is limited on this exposure. The west elevation has access from the exterior and from within the building through balconies and operable windows. The combination of exterior and interior access for hose stream applications, along with the limited application of wood, reduces the potential for vertical flame spread on the exterior of the wall. The nominal thickness of the wood members, as well as the fire retardant treated applications further reduces to the potential for flame spread. The extent of wood on the exterior walls is limited. The primary exterior materials are all non-combustible stone, plaster and fiber-cement siding. The use of wood is limited, including the areas of the building that exceed three stories. Where 2-inch wood is used, it is applied directly to a noncombustible backing, further reducing the potential for fire spread. The potential for fire spread in the wood elements is limited, since they are mostly heavy timber. This is also recognized by the IBC in Section 704.2 that allows balconies or similar projections to be of heavy timber construction when installed on buildings of Type I or 11 construction, without limitation to the height above grade. The use of heavy timber products in the proposed application for this project meets the intent of these sections. It should also be noted that fire retardant treated wood that is impregnated with chemicals in a pressure treated application has a flame spread rating of 25 or less. Section 603.1 of the Code allows combustible insulation to be installed in non- combustible buildings when they have a flame spread rating of 25 or less, similar to fire retardant treated wood. Furthermore, foam plastic insulation up to 4 inches thick can be used on exterior walls of any height when having a flame spread rating of 25 or less. The fire retardant treated wood in this proposal provides the same level of protection as would be afforded by foam or other combustible insulation products. ADMINISTRATIVE MODIFICATION REQUEST V31063 - Page 5 FOUR SEASONS HOTEL March 13, 2007 EXTERIOR COMBUSTIBLE MATERIALS Summary: This request provides a level of protection and life safety that meets the intent required by Code. Although the use of combustible materials on the exterior walls for this project exceeds the height allowed by Code, the type and application of the wood material reduces the potential for fire ignition and spread. The majority of the exterior materials are fully non-combustible. It is either cement board, plaster or stone products. The combustible materials are used for trim and decorative elements. The decorative elements are of substantial thickness meeting heavy timber criteria and the potential for fire ignition and spread is minimal. It is unlikely that fire will spread up the exterior wall through the heavy timber materials. In addition, the amount of combustible materials used throughout the entire exterior wall under the proposed application is less than would be allowed if used throughout the three stories allowed by Code. ADMINISTRATIVE MODIFICATION REQUEST FOUR SEASONS HOTEL EXTERIOR COMBUSTIBLE MATERIALS V31063 - Page 6 March 13, 2007 We respectfully request your approval. Upon approval, this document will become an attachment to the Fire Protection Report prepared for this project. Prepared by: ROLF JENSEN ASSOCIATES, INC. March 15, 2007 Allyn Date Reviewed bw r, P.E. 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P ~ z bl r -JL L-Ll 4--L-L-4 V A_ I I I rr I~ L - v : I G r rrrrrr y S S C S ~S S s k s s _ , : : ~ $ 2 $ @ s 1£ d 5 4 § ° s & X B r, I£ s $ ~ x $ $ 31, ~11 1 1 l l 11 1 l r,I >J Pl ,,J ' l l 1 l l l l ~ • y ,I • z QS # ~C ~8 ~d ~D iD H ~f VY 4 V m ~ FOUR SFASONS .IR4RSI ?RQ~~JGet1r)/F4 ^ ? ~ VSI~ COjD2t~0 is z 71 PJA ROLF JENSEN & ASSOCIATES, INC. =Ls2E LR07!E--T;'C-0.1 ULTAN S ADMINISTRATIVE MODIFICATION REQUEST Four Seasons Hotel Vail, Colorado AMR #3 %Cr= ham) 53 4 i Residential Unit Common Path of Travel Increase Introduction: The Four Seasons project in Vail, Colorado contains a combination of hotel guest rooms, timeshare and condominium units within the overall facility. The International Building Code (IBC) 2003 edition classifies the condominium and timeshare units as Residential Group 2 occupancies (R-2) and hotel guest rooms as Residential Group 1 occupancies (R-1). The common path of travel for both occupancy groups is 75 feet. Code Section: Section 1013.3 of the 2003 IBC, establishes the requirements for common path of travel within various use groups. For residential occupancies, the common path of travel cannot exceed 75 feet before an occupant can go in two directions. Code Intent: Section 1013.3 limits the amount of travel an occupant must traverse in the exit access system before they can choose to go in at least two directions. The common path of travel is used within the IBC to establish limitations on the distance that a single exit can serve and is also used to regulate when more than one exit is required independent of occupant load. Request- To allow the common path of travel for Group R-2 residential units to be increased to 125 feet. © 2007 Rolf Jensen & Associates, Inc. All Rights Reserved on mass NO ME mommonsomoso ADMINISTRATIVE MODIFICATION REQUEST V31063 - Page 2 FOUR SEASONS HOTEL February 21, 2007 COMMON PATH OF TRAVEL INCREASE Justification: Common path of travel is used to limit the travel distance served by a single exit access component- When this distance is exceeded, multiple paths of travel must be provided. This provides for a reasonable level of safety to occupants within a building by preventing large areas from being served by only one exit. The Code establishes requirements for multiple exits using two basic criteria. One is based on occupant load within a space and the second on common path of travel. The base limit on common path of travel is 75 feet. Certain use groups and occupancies are allowed increases to the common path of travel. These include Groups B, F and S occupancies where the building is provided with sprinkler protection. These use groups are allowed an increase to 100 feet- Other increases are provided for spaces in Groups B, S and U where the occupant load does not exceed 30. The Code recognizes the benefits of a building provided with sprinkler protection throughout and for areas where low occupant loads are present. The Code also establishes requirements for multiple exits based on occupant loads within a room or area. These loads are established in Table 1014.1. Residential occupancies with occupant loads greater than 10 require two exits from the space. Business, Retail, Educational and Assembly occupancies require two exits when the occupant loads exceeds 50. In these situations, the Code recognizes the need for multiple exits based on the number of people expected to occupy a space. The 2006 edition of the I BC has changed some of the travel distances for residential occupancies based on the use and function of the space. Specifically, Residential Group R-2 occupancies are allowed a common path of travel up to 125 feet when the building is provided with automatic sprinkler protection. This increase was allowed since the occupants of the space are familiar with their surroundings and the 75 foot distance was considered to be placing a burden on the use of these occupancies. ADMINISTRATIVE MODIFICATION REQUEST V31063 - Page 3 FOUR SEASONS HOTEL February 21, 2007 COMMON PATH OF TRAVEL INCREASE Attached is a copy of the proposal submitted to the International Code Council (ICC) that was approved for the 2006 Code. The justification for this proposal is that the limited number of occupants within the room and the impact on common path of travel was not justified in the current (2003) code. While the size of residential units has grown over the years, the number of occupants has not. To allow increases in travel distances for other use groups and not R- 2, did not seem practical. The ICC agreed and approved the proposal for incorporation into the 2006 Code. The 2006 edition allows R-2 occupancies, such as condominium units and timeshare units, to have their common path of travel increased to 125 feet. Select timeshare and condominium units at the Four Seasons in Vail have common path of travel distances in excess of 75 feet, especially when considering travel across exterior balconies. However, common path of travel on the balcony and within the unit does not exceed 125 feet. Based on the use and function of these spaces and based on the. consideration of the IBC in the 2006 editions, we request that the following units be allowed to have their common path of travel increased up to 125 feet since the building is provided with sprinkler protection. Summary: This request provides a level of protection and safety that meets the intent required by Code. The proposed increase is recognized in the 2006 edition of the Code and was not based on other trade offs or conditions. This increase was based on consideration of the function and use of these occupancies and recognizes the benefits of automatic sprinkler protection in these occupancies, similar to the benefits already provided to Group B, F and S occupancies in the 2003 edition of the Code. ADMINISTRATIVE MODIFICATION REQUEST FOUR SEASONS HOTEL COMMON PATH OF TRAVEL INCREASE Prepared by: We respectfully request your approval. Upon approval, this document will become an attachment to the Fire Protection Report prepared for this project. V31063 - Page 4 February 21, 2007 ROLF JENSEN & ASSOCIATES, INC. Allyn J. Vaug March 15, 2007 Date Reviewed by: Approved by: Town of Vail Chief Building Official Date Vail Fire and Emergency Services Fire Marshal Date AJV/TD/JSS:av/ba V31063/Common Path of Travel increase AMR3 2-21-07 GE Submittal.doc E73-04/05~~ 1013.3; IFC [B] 1013.3 Proponent: Mike Perrino, Code Consultants, Inc., St. Louis, MO Revise as follows: 1013.3 Common path of egress travel. In occupancies other than Groups H-1, H-2 and H-3, the common path of egress travel shall not exceed 75 feet (22 860 mm). In occupancies in Groups H-1, H-2, and H-3, the common path of egress travel shall not exceed 25 feet (7620 mm). Exceptions: 1. The length of a common path of egress travel in an occupancy in Groups B, F and S shall not be more than 100 feet (30 480 nun), provided that the building is equipped throughout with an automatic sprinkler system installed in accordance with Section 903.3.1.1 _ 2. Where a tenant space in an occupancy in Groups B, S and U has an occupant load of not more than 30, the length of a common path of egress travel shall not be more than 100 feet (30 480 mm). 3. The length of a common path of egress travel in occupancies in Group 1-3 shall not be more than 100 feet (30 480 mm). 4. The length of a common path of egress travel in occupancies in Groups R-1 and R-2 shall not be more than 125 feet, provided that the building is protected throughout with an approved automatic sprinkler system in accordance with 903.3.1.1. Reason: In today's residential horsing market, larger dwelling units and guestrooms have become the norm rather than the exception. And while unit size has grown, the statistical size of the average family is essentially unchanged (persons per household has dropped slightly from 2.63 in 1990 to 2.58 in 2002). In addition, the percentage of one person households has increased from 24.6% to 26.3% in the saute penoda. This is, however, part of a continuing downward trend. Average household size in 1950 was 3.38 personsb. Based on this alone, as dwelling units get larger and family units get smaller, the code has dearly not kept pace. It is illogical that the code allows a maximum occupant load of 50, based on area, in occupancies such as A, B and M, where a large number of occupants can be assumed to be unfamiliar with their surroundings, before the requirement for a second exit is imposed, while limiting the occupant load of Group R occupancies to 10. Persons within their own apartments will certainly be intimately familiar with the egress paths within their home. Even in guestrooms, it can be assumed that persons will be familiar with their surroundings. In addition, dwelling units and guestrooms will be sprinklered with residential type, quick-response sprinklers in accordance with Section 903.3.2, and be provided with single and multiple station smoke alarms per Sections 907.2.10.1.1 and 907.2.10.1.2, further protecting the occupants. These current requirements have the effect of penalizing Group R occupancies, and ignores the code's own logic, which permits many allowances for Group R occupancies, such as spiral stairs, dead-ends within dwelling units, etc., based on the increased life safety provided by the extra safeguards required. B should be noted that this proposal mirrors an allowance in the current Florida Building Code (Section 1004.1.2). This proposal is actually more stringent than Florida's, since the Florida Building Code does not limit occupant load, only the length of a common path of travel. Florida is one of the countrys largest markets for new upscale residential multifamily buildings and hotels. This provision has worked well and has permitted units to be designed with appropriate exits, based on the relative hazards presented by the occupancy. a From U.S. Census Bureau Vital Statistics at http://www_census_govistatabiwww/partl.htmi#households b From U.S. Census Bureau web publication No. HS-12. Households by Type and Size: 1900 to 2002 http://www.census.gov/statab/hisUO2HS0012.xls Analysis: A question would be if this provision should also be applicable to Group R-3. Cost Impact: None Public Hearing: Committee: AS AM D Assembly: ASF AMF DF E74-04/05 - AP ?O V E P- 1013.3; IFC [B] 1013.3 Proponent: Mike Perrino, Code Consultants, Inc., St. Louis, MO Revise as follows: 1013.3 Common path of egress travel. In occupancies other than Groups H-1, H-2 and H-3, the common path of egress travel shall not exceed 75 feet (22 860 mm). In occupancies in Groups H-1, H-2, and H-3, the common path of egress travel shall not exceed 25 feet (7620 mm). Exceptions: 1. The length of a common path of egress travel in an occupancy in Groups B, F and S shall not be more than 100 feet (30 480 mm), provided that the building is equipped throughout with an automatic sprinkler system installed in accordance with Section 903.3.1.1. 2. Where a tenant space in an occupancy in Groups B, S and U has an occupant load of not more than 30, the length of a common path of egress travel shall not be more than 100 feet (30 480 IBC - E50 ICC PUBLIC HEARING February 2005 mm). 3. The length of a common path of egress travel in occupancies in Group 1-3 shall not be more than 100 feet (30 480 mm). 4_ The length of a common path of egress travel in occupancies in Group R-2 shall not be more than 125 feet, provided that the building is protected throughout with an approved automatic sprinkler system in accordance with 903.3.1.1. Reason: In today's residential housing market, larger dwelling units have become the norm rather than the exception. And while unit size has grown, the statistical size of the average family is essentially unchanged (persons per household has dropped slightly from 2.63 in 1990 to 2.58 in 2002). In addition, the percentage of one person households has increased from 24.6% to 26.3% in the same perioda. This is, however, part of a continuing downward trend in household size- Average household size in 1950 was 3.38 personsb. Based on this alone, as dwelling units get larger and family units get smaller, the code has clearly not kept pace. It is illogical that the code allows a maximum occupant load of 50, based on area, in occupancies such as A, B and M, where a large number of occupants can be assumed to be unfamiliar with their surroundings, before the requirement for a second exit is imposed, while limiting the occupant load of Group R occupancies to 10. In no other occupancy can it be assumed with more certainty that persons will be intimately familiar with their surroundings. In addition, dwelling units will be sprinklered with residential type, quick-response sprinklers in accordance with Section 903.3.2, and be provided with single and multiple station smoke alarms per Sections 907.2.10.1.1 and 907.2.10.1.2, further protecting the occupants. These current requirements have the effect of penalizing Group R occupancies, and ignores the code's own logic for many of the other allowances afforded to Group R (spiral stairs, dead-ends within dwelling units, etc.) based on the increased life safety provided by the extra safeguards required. it should be noted that this proposal mirrors an allowance in the current Florida Building Code (Section 1004.1.2). This proposal is actually more stringent than Fkxida's, since the Florida Building Code does not limit occupant load, only the length of a common path of travel. Florida is one of the country's largest markets for new upscale residential multifamily buildings. This provision has worked well and has permitted larger units to be designed with appropriate exits, based on the relative hazards presented by the occupancy. a From U.S. Census Bureau Vital Statistics at: http://www.census.govlstatah/www/partl.html#households b From U.S. Census Bureau web publication No. HS-12. Households by Type and Size: 1900 to 2002. htto://-tvww.census.gov/statab/hist/02HS0012.xis Analysis: A question would be if this provision should also be applicable to Group R-3. Cost Impact- Note Public Hearing: Committee: AS AM D Assembly: ASF AMF DF E75-04105 105.2, 1002 (New), 1013.4.1, 1013.4.2 (New); iFC [B] 1002 (New), 1013.4.1, 1013.4.2 (New) Proponent: Dan Booher, Kohis Department Store 1. Revise as follows: 105.2 Work exempt from permit. Exemptions from permit requirements of this code shall not be deemed to grant authorization for any work to be done in any manner in violation of the provisions of this code or any other laws or ordinances of this jurisdiction. Permits shall not be required for the following: Building: 1. One-story detached accessory structures used as tool and storage sheds, playhouses and similar uses, provided the floor area does not exceed 120 square feet (11.15 mz). 2. Fences not over 6 feet (1829 mm) high. 3. Oil derricks. 4. Retaining walls which are not over 4 feet (1219 mm) in height measured from the bottom of the footing to the top of the wall, unless supporting a surcharge or impounding Class 1, If or iII-A liquids. 5. Water tanks supported directly on grade if the capacity does not exceed 5,000 gallons (18 925 L) and the ratio of height to diameter or width does not exceed 2 to 1 _ 6. Sidewalks and driveways not more than 30 inches (762 mm) above grade and not over any basement or story below and which are not part of an accessible route. 7. Painting, papering, tiling, carpeting, cabinets, counter tops and similar finish work. 8. Temporary motion picture, television and theater stage sets and scenery. 9. Prefabricated swimming pools accessory to a Group R-3 occupancy, as applicable in Section 101.2, which are less than 24 inches (610 mm) deep, do not exceed 5,000 gallons (18 925 L) and are installed entirely above ground. 10. Shade cloth structures constructed for nursery or agricultural purposes and not including service systems. 11. Swings and other playground equipment accessory to detached one- and two-family dwellings. 12. Window awnings supported by an exterior wall which do not project more than 54 inches (1372 mm) from the exterior wall and do not require additional support of Group R-3, as applicable in Section 101.2, and Group U occupancies. 13. Non-fixed and movable fixtures. cases, racks, counters and partitions not over 5 feet 9 inches (1753 mm) in height. [CC PUBLIC HEARING.:. February 2005 IBC - E51 731-0" COMMON PATH OF TRAVEL 108'-0" COMMON PATH OF i _ TRAVEL -1 ~ i i \\\\\--74'-11" COMMON PATH OF TRAVEL LEVEL 9, AREA 2 CONDO 012) UNIT #9013 m ma-M. AREA 2 Como (#m um X9013 HG FOUR SEASONS Vail, Colorado C Hi0 Glazier Ardvte ft 2007 om ....a~ scm tMe-rv CMS o SDA-CONDO #9013