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Home My WebLink AboutFour Seasons LSR '� R�� ROLF JENSEN &ASSOCIATES, WC. ' 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 2"d Draft- May 15, 2005 ' V31063 ' O 2006 Rolf Jensen&Associates,Inc.All Rights Reserved 101 CONVEMION CENTER DRIVE,SUITE 650,LAS VEGAS,NV 89109•2001 USA +1 702 699-5391, FAX+1 702 699-5534 , www.rjagroup.com A SUBSIDIARY OF 7HE RJA GROUP,INC. FIRE & LIFE SAFETY REPORT V31063 - Page 1 FOUR SEASONS HOTEL February 21, 2007 VAIL, COLORADO INTRODUCTION 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 % ,2. r 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�f � (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 1B 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 � V31063 - Page 2 FOUR SEASONS HOTEL February 21, 2007 VAIL, COLORADO DESIGN TEAM Owner/ Developer HB Development Company 821 Marquette Avenue, Suite 600 Minneapolis, MN 55402 T.J. Brink 612-332-1'S00 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 & �ire Protection Eng.\ Rybka Smith & Ginsler � 18 Champlain Blvd. % Toronto, Ontario M3H 2Z1 �_ '� Hani Motran ___--/ Armin Von Eppinghoven 416-398-6020 416-398-6361 (fax) FIRE & LIFE SAFETY REPORT V31063 - Page 3 FOUR SEASONS HOTEL February 21, 2007 VAIL, COLORADO Fire Protection / 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 Viltage, CO 80111 Todd Daily, P.E. Jason Miller 303-573-7848 303-573-7843 (FAX) APPLICABLE CODES 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: 1. 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 l.ocal 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. � � < � ,�%� �_ f, ��,� ,,�,,,� � � � ' �� i U�✓ f� ' V^ ��; (.�1; FIRE & LIFE SAFETY REPORT V31063 - Page 4 FOUR SEASONS HOTEL February 21, 2007 VAIL, COLORADO � KEYISSUES ' 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 � ;J =�-; drawings for the facility. Where there are conflicts, this report will take precedence. `� � � � �` � I. OCCUPANCY CLASSIFICATIONS A. Occupancies Occupancv Classification 1. Ballrooms & Meeting Rooms A-2 2. Banquet & Boardrooms A-2 3. Hotel Lobby/ Reception Area A-3 4. Restaurants / Lounges A-2 5. Pool Deck A-3 6. Hote� Guest Rooms & Suites R-1 7. Condominiums (Whole Ownership) R-2 8. Employee Housing R-2 9. Fractional Residential Units (Timeshare) R-2 10. Spa / Fitness Center B 11. Offices B 12. Storage Areas S-1 13. Parking Garage S-2 14. Laundry F-1 15. Kitchens F-1 16. Mechanicaf / Electrical Rooms F-1 FIRE & LIFE SAFETY REPORT V31063 - Page 8 FOUR SEASONS HOTEL February 21, 2007 VAIL, COLORADO 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 1 than 10 percent of the area on Level 02. Therefore, this space can i,� ,�,, 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. \�i \�B. Enclosure of special uses/rooms (building will be fully sprinklered). ,�� ``;� 1. Storage rooms over 100-square feet: no-rating (automatic �'Y� �� sprinklers). 2� Laundry rooms over 100-square feet: no-rating (automatic sprinklers). 3��\ Refrigeration machinery rooms: no-rating (automatic sprinklers). ✓ , FIRE & LIFE SAFETY REPORT V31063.- Page 9 FOUR SEASONS HOTEL February 21, 2007 VAIL, COLORADO 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. 1. Door ratings. ;i� a. 2-hour walis: 1-1/2-hour. \v<_;, `� ,� `",;� ' b. Interconnecting doors between hotel guest rooms: 3/-hour ' � ' no closers re uired er the Exce tion to IBC Section 1�� ,; �:� �. � q p P '1� 715.3.7). c. Exit enclosures: 1-1/2-iiourwith "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-hourwalls: 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. ; ;;, L ;,�,?, v ,�..`'`` �� 3) Elevator lobbies. J ,'_��\ � ``b. Smoke dampers will be activated individually by local smoke detection per IBC Section 716.3.2 as amended. c. Leakage rating of Class II or better. FIRE & LIFE SAFETY REPORT V31063 - Page 12 FOUR SEASONS HOTEL February 21, 2007 VAIL, COLORADO Load Factor Occupancv (sq. ft./person) 1. Meeting & Banquet Rooms 15 net 2. Ballrooms 7 net 3. Bailroom 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. 1. 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. j 1. Public area rest rooms, and the Pre-Function areas within the f �, r£ Ballroom areas, wilt be considered non-simultaneously occupied `r; 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 ; evaluat�d 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 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. I. Exit signs and exit illumination. 1. 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. 1. 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. Autornatic 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 Liqht Ord. Ord. Hazard Grou I Group II Meetin Rooms X Ballrooms X Pre-Function Areas X Lobb Areas / Circulation X Guest Rooms / Condominiums X Restaurants X Mechanical Rooms X S a / Locker Rooms Areas X Retail X Parkin Gara e X Offices X Stora e 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. Automati�sprinkler systems will be served by risers separate from '�. the dry sta�dpipe 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. �!�e�+e�a�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; E��nded_, coverage, quick response horizontal si�evVall sprinkler� may be utilized in residential occupancies. tandard respohse sprinklers will be used in all other areas��lush, semi-i recessed, or low profile sprinklers will be used�r�--aN-finished areas. B. Standpipes. 1. The building will contain a Class I d� 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 floor-level 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 V31063 - Page 18 FOUR SEASONS HOTEL ' February 21, 2007 VAIL, COLORADO 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. 1. An electric fire pump is �v+l�-not anticipated to be required e� �e�i�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. 1 � ��, ? 3. Water to the fire protection systems will be provided from a �'��' combination fire protection and domestic water main from the 3. � �� city water supply. This main will be provided with isolation t=' `,\ . 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 �',� �J6. 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 21 FOUR SEASONS HOTEL February 21, 2007 VAIL, COLORADO 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. 1. 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: 1. At all locations requiring area detection where smoke detection is not suitable for the environment, including the parking garage and loading dock areas. ue,+ ,�o�o„+„r� ��iill r�� hn �r��iirl�i-1 ��ii4hin +ho ...�....�., . �� v� ...v �ea�g-�es� 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. IX. EMERGENCY COMMUNICATION AND ALARM SYSTEMS A. Voice alarm system. 1. 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 V31063 - Page 22 FOUR SEASONS HOTEL February 21, 2007 VAIL, COLORADO 3. The voice alarm/communication system will automaticaily 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 befinreen 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.� 1. Fire alarm devices will initiate alarrns 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: 1. 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 befinreen 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. \;�Ithough 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. SI11t0�� CONTROL � �_� A. Sin�e 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 V31063 - Page 24 FOUR SEASONS HOTEL February 21, 2007 VAIL, COLORADO XII. EMERGENCY POWER A. Emergency generator(s) will be provided and will suppiy 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 wiil 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. 1. All elevator hoistways will be of 2-hour construction. 2. ' All elevator doors will provide 1-1/2 hour opening protection. C. Hoistway Venting. 1. 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 hoistways. 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 of 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. 1. 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 V31063 - Page 26 FOUR SEASONS HOTEL February 21, 2007 VAIL, COLORADO 3. Each elevator lobby will be provided with area smoke detector(s) installed within i#s/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. ManualOverrides. � 1. A 3-position (on/off/bypass) key-operated switch will be provided at -; ,X 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. i, • i\ � !-' �. 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. 1. 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). I. 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 & LIFE SAFETY REPORT V31063 - Page 27 FOUR SEASONS HOTEL February 21, 2007 VAIL, COLORADO PERIODIC OPERATION AND MAINTENANCE Qualified individuals acceptable to the Fire Department will regularly test all active fire protection systems and devices in accordance with applicable codes and standards. Records of all maintenance and testing will be retained on site and presented to 6s� Fire Department representatives upon request. CONCLUSION This report provides general fire protection guidelines developed for the Four Seasons Hotel project in Vail, Colorado. Working drawings and specifications will be coordinated to comply with the fire protection features outlined in this document. . , �ho c�inr��ro hlnnL • Prepared by: ROLF JENSEN & ASSOCIATES, INC. Allyn J. Vaughn Date Reviewed by: - Todd Daily, P.E. Date V31063/Four Seasons Hotel Vail-LSR 02-21-07.doc APPENDIX A FIRE ALARM FUNCTIONAL MATRIX FOUR SEASONS HOTEL FIRE ALARM FUNCTIONAL MATRIX 24-Hour Response —� Fire Evacuation Recail Elevator Close Monitoring Alarm Signal Elevator Shunt Related Initiating Device�. (Fire Panel Doors Command) AREA DETECTORS Residential Unit�� ■ ■ ■ (in room only) Elevator Lobby ■ ■ ■ ■ ■ Elevator Machine Room/ ■ ■ ■ ■ ■ Top of Service Elev Hoistway Door Release ■ ■ ■ ■ AllOthers ■ ■ ■ ■ HEAT DETECTORS Elevator Machine Room/ ■ ■ ■ ■ ■ Top of Service Elev Hoistway AllOthers ■ ■ ■ ■ HVAC DETECTOR$ Supply Fans ■ ■ ■ �2� Return Fans ■ ■ ■ �2� WATERFLOW DEVICES Public/Back-of-House ■ ■ ■ ■ MANUAL FIRE ALARM ■ ■ ■ STATIONS SUPERVISORY 8� ■ ■ 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. ;;u„i 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. r` �"�� ' r: '" ;�;. �� Fz_� APPENDIX B SMALL-SCALE DRAWINGS _..._�..___ �� > zE �Wj� w y Y� J u��'� `- — � zt�1 � " 2 a� �-- -� r-- I J ' ; ,;; ... `� - .. .� . . .._.. ...._... . �.� ` " _�" . � "-� I .. , � ��r':V _.-- ......... � �.�n � ��-1•�..�� ( — � /' %;�.Ci`� 5. �� . �r/� p,`>' I -'i � i a a �B L• � I F d �r G�' I I� � �� '�� ' ;��. � �� "� � � _ moma�Q / d NFS.�, i .�� I � W� / \ �( '� �� t � � �� /� � -�: =�J: � I / \� ,:,.: i I '�/ �� / ,��!' .. � f� � a� �� ;,�:;''".':; : i I /� � � .,� `;,� , I I / ^ � ,i��,��`5:`"'��en I I / // � — \ s, ',, i � I/ `.i=%;�''; I / 1 ' :,�.: ' i � �i ;;`... � z s:� � `•;�`, ��' ° '. • ;�.,��; '� ,'..,y�:, 1tq�:,. I I �. . ..� I . `'.� ,�.��':`�, ��y � .-, , � � � ''s` ° �' I � " ' ' ' \;1t�xi. �`;*;:. � �' c I ; •• -+ '�� `1' �� $ o.. � � �:. � I �t,, t� :; I � �• '` � � � � ii'; ;t�;, � ��. . 1 1 F. ��i�'h�.';.: ;Y: I 11�` y • .9. {Si � ..... 1 � 1'4 � �. I ' ' I t '' ��,, ° _ ? � __ ,.'_ � .:x_ .. ' � ,�,��, i . � � . ; .; `z: :t ..... ;�: I p �' +�', �'„ !,. � '� � `i��; '�:: 1..... � � � 1 , ; ,: t:L; -"�:. . �l�i o ,EV '�: `' � �� / ' tY.i • I ' �__ � � �� i k` i . �qi ....`i� �... . ..i 1�� ' �-� ; s!�) k� :�1 i �...i� �' � ;� � �:�� ;,i:� � - `� j-- , 1 � �; ,. �� ( E� � i I �' I � -:;� I , ' , � /� `$i �� . 1 ik 1. '. S�`... ..� i'�4� tl��•:. � ':.'gj ': ; 1 I w. � I:e �.. ,�, 's;.. i ; �: �i E � ��,� �� ( . 1 „ :�� i��: �' .. ; � ;�i _JI: j �: _�: :. :... .. �; �. � .. :. ;a; ;: _, i��l : ; �, .., ; �; .. !� ��' � � I ,��', �.� i � ..... ... I ' �4; , '! 1 i _:i, ��x� ¢ �. I � i . �,�� W l '�'- ' ;� ��` � i y .......... ::.I 1 I _ �� .�i <�� j . ; � � ' ! . � i�t ¢ � �i: :, I 1 � I _ s�;`,i+ �� I:: }' � . . � �: � �5; ',�f: � � — — —� I �! � '�'�;�`� �g � l � & .._ . .._ __ -:: - - � ; I�r,/ :._� � .._... ��.��da— t. — — — „ — - - - - i �;; . � , � , _..___. ___ k I .�I I . ._....._ s'j m � : i": ;� � y� : @, � �a 1 1 �i � i � : . ........ . . � 1 f !� p }� �' i : . ; ._...... .... �O(�� . '�',�� j�! � I . . . . ' .... `5 u� ('. APPENDIX C MEMORANDA OF UNDERSTANDING �� l0I Cnnuentinn Center Dri±ie Suite b5p I.a�Vegus,NV 84109-2Ap1 USA ROLP JE1+ISEN&ASSt�lA'fES,lt�t�. www.rJainc.com FlR�PROTEGTIC)N�ONSUI.TANTS +t 702-b99-539t Fax:+1 7p2-b49-553�1 MEMORANDUM OF UNDERSTANDING REQUEST Vail Four Seasons Hotel Vail, Colorado January 17, 2006 Revised February 21, 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 MANAGEMEN�-�I�STEM (STAIRS AND ELEVATOR HOISTWAYS) � . The building is not considered a�� igh-rise structure, however, at the August 24, 2005 meeting with the_TOV Fire,�epartment; RJA presented the Fire Department access and the location o��the#ire command center. The TOV fire department agreed the building was not a high-rise but re�ueste,d that a "perFormance approach" be taken for the building and that tli� de�ign 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 cammand 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 smofce 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 V31063 - Page 3 MEMORANDUM OF UNDERSTANDING January 17, 2006 VAIL, COLORADO 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 �re 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 V31063 - Page 5 MEMORANDUM OF UNDERSTANDING January 17, 2006 VAIL, COLORADO Revised February 21, 2007 5. EXIT ENCLOSURES 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 SIGNATURE PAGE The Four Seasons Hotel —Vail Request for Memorandum of Understanding Prepared by: Allyn J. Vaughn Date Rolf Jensen & Associates, Inc. Reviewed by: Todd Daily, PE Date Rolf Jensen & Associates, Inc. Concurred by: Douglas Atmore Date Hill Glazier Architects —Architect of Record Owner Representative Date Four Seasons Hotel —Vila Approved by: Charlie Davis Date Town of Vail Chief Building Official Mike McGee Date Vail Fire and Emergency Services Fire Marshal AJV:av/ba V31063/MEMORANDUM OF UNDERSTANDING REQUEST REV 2-21-07.doc O 2007 Rolf Jensen&Associates,Inc.All Rights Reserved �� ip 1 Cnr�vsnfian C�nt�ar DrNe Suits 650 Las Vegas,tVV$9109�2(�1 USA ROLF dENSEN bE ASSUCiATE5,1tiC. www.riainc.com FIRE PROT�CTiOIV GONSUi?ATV�fS +1 102-b44-b391 Fr�x:�l J02-b99-5534 MEMORANDUM OF UNDERSTANDING - DRAFT - Four Seasons Hotel Vail, Colorado MOU #2 Normally Non-Occupied Spaces Adjacent to Exit Enclosures Introduction: The Four Seasons project in Vail, Colorado will contain exit enclosures that run 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 1017. 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. O 2007 Rolf Jensen&Associates,Inc.All Rights Reserved � . �� MEMORANDUM OF UNDERSTANDING V31063 — Page 2 FOUR SEASONS HOTEL February 21, 2007 NON-OCCUPIED SPACES ADJACENT TO EXIT ENCLOSURES - DRAFT- 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 - DRAFT- 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 finro, 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 fire 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 befinreen 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 - DRAFT- 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 - DRAFT- We respectfuliy 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. - DRAFT - Allyn J. Vaughn Date Reviewed by: - DRAFT - Todd Daily, P.E. Date Approved by: - DRAFT - Town of Vail Chief Building Official Date - DRAFT - Vail Fire and Emergency Services Fire Marshal Date AJV/TD/JSS:av/ba V31063/Exit Enclosure Opening MOU2 2-21-07.doc APPENDIX D ADMINISTRATIVE MODIFICATION REQUESTS �� IDI�nraveniian Ce��t�ar Dtive Suite�,50 Las Vegas.NV 89104-2QQ1 USA ROLF JHNSEN&ASSt3C1ATfS,1HC. wwwr)ainc.com FIRE PROTECTI4N CON5ULTAN7S +t 702-699-539i Fax:+l 7D2-b99-5534 ADMINISTRATIVE MODIFICATION REQUEST - DRAFT - Four Seasons Hotei Vail, Colorado AMR #1 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 2003 IBC 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. O 2007 Rolf Jensen&Associates,Inc.All Rights Reserved � � � �� ADMINISTRATIVE MODIFICATION REQUEST V31063 — Page 2 FOUR SEASONS HOTEL February 21, 2p07 TOILET EXHAUST FIRE AND SMOKE DAMPER ELIMINATIQN - DRAFT- 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 airtlow 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 buifding 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 IBC. 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 - DRAFT- 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 consisten#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 - DRAFT- 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 - DRAFT- Summary: This request provides a levei 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 - DRAFT- . We respectFully request your approvai. Upon approval, this document will become an attachment to the Fire Protection Report prepared for this project. Prepared by: ROLF JENSEN & ASSOCIATES, INC. - DRAFT - Allyn J. Vaughn Date Reviewed by: - DRAFT - Todd Daily, P.E. Date Approved by: - DRAFT - Town of Vail Chief Building Official Date - DRAFT - Vail Fire and Emergency Services Fire Marshal Date AJV/TD:av/ba V31063/Toilet Exhaust AMR Draft 2-21-07.doc �� 101 Cqr�ventinn Center Drive Sufte 650 Las Vegas,NV 891t14•2Ik31 IJSA ROLF JENSEN&ASSOCIATES,INC. www.rJalnc.com F1RE PR(7TEC�IUIV CON$ULTRNTS +l 7�2•b94-5391 Faxc+1 702-b94-5534 ADMINISTRATIVE MODIFICATION REQUEST - DRAFT - Four Seasons Hotel Vail, Colorado AMR#3 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. O 2007 Rolf Jensen&Associates,Inc.A►I Rights Reserved � � �� ADMINISTRATIVE MODIFICATION REQUEST V31063 — Page 2 FOUR SEASONS HOTEL February 21, 2007 COMMON PATH OF TRAVEL WCREASE - DRAFT- 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 finro 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 IBC 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 ,�r� feet when the building is provided with automatic sprinkler �.n�� protection. This increase was allowed since the occupants � o yP�- 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 - DRAFT- 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, especiallywhen 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 bene�ts already provided to Group B, F and S occupancies in the 2003 edition of the Code. ADMINISTRATIVE MODIFICATION REQUEST V31063 — Page 4 FOUR SEASONS HOTEL February 21, 2007 COMMON PATH OF TRAVEL INCREASE = DRAFT- We respectfuliy request your approval. Upon approvai, this document will become an attachment to the Fire Protection Report prepared for this project. Prepared by: ROLF JENSEN & ASSOCIATES, INC. - DRAFT - Allyn J. Vaughn Date Reviewed by: - DRAFT - Todd Daily, P.E. Date Approved by: - DRAFT - Town of Vail Chief Building Official Date - DRAFT - Vail Fire and Emergency Services Fire Marshal Date AJVITD/JSS:av/ba V31063/Common Path of Travel increase AMR3 2-21-07.doc E73-04/05 "° F��=�T�� occupants. These current requirements have the effect of penalizing Group R 1013.3; IFC [B] 1013.3 occupancles,and ignores the code's own logic,which permits many allowances forGroup R occupancies,such as spiral stairs,dead-ends PropOttent: Mike Pel't'ino, Code Cortsultallts, It1C., St. Within dwelling units,etc.,based on the increased lifa safety provided LOUIS, MO by the extra safeguards requfred. ft should be noted that this proposal mirrors an allowance in the current Florida Building Code (Section 1004.1.2). This proposal is Revise as follows: actually more stringent than Florida's,since the Florida Building Code dces not limit occupant load,only the lenglh of a common path of travel. 1013.3 Common path of egress travel. In occupancies Florida is one of the country's largest markets for new upscale other than Groups H-1, H-2 811d H-3, the common path of residential multifami{y buildings and hotels.7his provision has worked egress travel shall not exceed 75 feet (22 860 mm). In Well and has permitted units to be designed with appropriate exits, occupancies (n Groups H-1,H-2,and H-3,the COmmon path based on the relative hazards presented by the occupancy. of egress travel shali not exceed 25 feet(7620 mm). a From U.S.Census Bureau Vital Statistics at: Exceptions: http:l/www.census.gov/statab/www/part1.html#households 1. The length of a common path of egress travei in b From U.S.Census Bureau web publication No.HS-12.Households by an occupancy in Groups B, F and S shall not be Type and Size: 190o to 2QO2 more than 100 feet(30 480 mm),pro.vided that the http:l/www.census.gov/statab/histl02HS0012,x1s building is equipped throughout with an automatic Analysis:A question would be If this provfsion should also be sprinkler system installed in accordance with SeCtion 903.3.1.1. applicable to Group R-3. 2. Where a tenant space in an occupancy in Groups Cost Impact:None 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 Public Hearing: Committee: AS AM D mm). Assembly: ASF AMF DF 3. The length of a common path of egress travel in occupancies in Group l-3 shall not be more than 100 feet(30 480 mm). E74-04/05 - /4�t�2o Y E 1? - 4. The lenath of a common path of earess travel in occupancies in Groups R-1 and R-2 shall not be 10'13.3; IFC [B] 1013.3 more than 125 feet. provided that the buildinctis protected throughout with an a�proved automatic proponent: Mike Perrino, Code Consultants, Inc., St. sprinkler system in accordance with 903.3.1.1. Louis, MO 12eason:In today's resldential housing market,largerdwelling unitsand Revise as follows: guestrooms have become the norm rather than the exception.And while unit size has grown,the statistical size of the average family is 1013.3 Common path of egress travel. In occupancies essentially unchanged (persons per household has dropped slightfy other than Groups H-1, H-2 and H-3, the Common path of from 2.63 in 1990 to 2.58 in 2002).In addition,the percentage of one egress travel shall not exceed 75 feet (22 860 mm). In person households has increased from 24.6%to 26.3%in the same occupancies in Groups H-1,H-2,and H-3,the common path perioda. This is, however, part of a continufng downward trend. of egress travel shall not eXCeed 25 feet(7620 mm). 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 clea�ly not kept pace. EXCept1011S: It is illogical that the code allows a maximum occupant load of 50, based on area,in occupancies such as A, e and M,where a large 1. The length of a common path of egress travel in number of occupants can be assumed to be unfamiliar with their an occupancy In Groups B, F and S shall not be surroundings,before the requirement for a second exit is imposed, more than 100 feet(30 480 mm),provided that the while limitlng the occupant load of Group R occupancies to 10.Persons building is equipped throughout with an automatic within thelr own apartments will certainly be intimately famillarwith the sprinkler system installed in accordance with egress paths within their home.Even in guestrooms,it can be assumed that persons will be familiar with their surroundings. SeCtiorl 903.3.1.L In addltion,dwelling units and guestrooms will be sprinklered with 2. Where a tenant space in an occupancy in Groups residential type,quick-�esponse sprinklers in accordance with Section B, S and U has an occupant load of not more 903.3.2,and be provided with single and multiple slaUon smoke alarms than 30, the length of a Common path of egress per Sections 907.2.10.1.1 and 907.2.10.1.2, further protecting the travel shal) not be more than 100 feet (30 480 IBC-E50 ICC PUBLIC HEARING:::February 2005 mm). 105.2, 1002 (New}, 1013.4.1, 1013.4.2 (New); 3. The length of a common path of egress travel in �FC [B] 1002 (New), 1013.4.1, 1013.4.2 (New) occupancies in Group I-3 shall not be more than 100 feet(30 480 mm). 4_The length of a common_,path of eqress travel in Proponent: Dan Booher, Kohls Department Store occupancies in Group R-2 shall not be more than 125 feet. provided that the buildinq is protected 1. Revise as follows: throuahout with an approved automatic sprinkler svstem in accordance with 903.3.1.1. 105.2 Work exempt from permit. Exemptions from permit requirements of this code shall not be deemed to Reason:In today's residential housing market,larger dwelling units grant authorization for any work to be done in any manner have become the normrather than the exception.And whfle unit size in violation of the provisions of this code or any other laws has grown, the statistical size of the average family is essentially or ordinances of this jurisdiction. Permits shall not be unchanged(persons per household has dropped slightly fram 2.63 in required for the following: 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 Building: size.Average household size in 1850 was 3.38 personsb.Based on 1. One-story detached accessory structUreS Used as this aione,as dwelling units get larger and family units get smaller,the tool and storage sheds, pl�yhouses and similar code has clearly not kept pace. Uses, provided the floor area does not exceed 120 It is iilogical that the code allows a maximum occupant load of 50, square feet(11.15 mz). based on area, in occupancies such as A, B and M,where a large 2, Fences not over 6 feet(1829 mm)high. number of occupants can be assumed to be unfamiliar with their surroundings, before the requirement for a second exit is imposed, 3. Oil deYrlCks. while limiting the occupant load of Group R occupancies to 10.in no 4. Retalning Walls which are not over 4 feet(1219 mm) other occupancy can it be assumed with more certainty khat persons in height measured from the bottom of the footing to will be fntimately familiar with their surroundings. the top of the wall, unless supporting a surcharge or In addition,dwelling units will be sprinklered with residentiai type, impounding Class I, 11 Or(II-A liquids. qu(ck-response sprinklers in accordance with Section 903.3.2,and be 5. Water tanks supported directly on gr8de if the provided with singfe and muitiple station smoke alarms per Sections 907.2.10.1.1 and 907.2.10.1.2,further protecting the occupants. capacity does not exceed 5,000 galions (18 925 L) These current requirements have the effect of penalizing Group R and the ratio of height to diameter or width doe5 not occupancies,and ignores the code's own logic for many of the other exceed 2 to 1. allowances afforded to Group R {spiral stairs, dead-ends within 6. Sidewalks and driveways not more than 30 inches dwelling units,etc.)based on the increased Ufe safety provided by the (762 mm)above grade and not over any basement or extra safeguards requi�ad. story below and which are not part of an accessible ft should be noted that this proposal mirrors an allowance in the route. current Florida euilding Code (Sectlon �o0a,7.2). 'rhis proposai is 7, Painting, papering, tiling, carpeting, cabinets, actually more stringent than Florida's,slnce the Ftorida Building Code counter tops and similar finish work. 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 8. Temporary motion picture, television and theater resfdential multifamily buildings.This provision has worked well and has Stage sets and scenery. permitted larger units to be designed with appropriate exits,based on 9. Prefabricated swimming pools accessory to a Group the relative hazards presented by the occupancy. R-3 oCCUpancy, as applicable in Section 101.2, a From U.S.Census Bureau�tal Statistics at: which are less than 24 inches(610 mm)deep,do not http:/lwww.census.gov/statab/wwwlpart1.html#households exceed 5,D00 gallons (18 925 L) and are installed entirely above ground. b From U.S.Census Bureau web publication No.HS-12.Households by 10. Shade cloth structures constructed for nursery or Type and Size: 1900 to 2002. httu://www.census.gov/statab/hisUO2HS0012.x1s agricultural purposes and not including service systems. Analysis: A question would be if this provision should also be 11. Swings and other playground equipment accessory applicable to Group R-3. to detached one-and two-family dwellings. 12. Window awnings supported by an exterior wall which Cost tmpact:None do not project more than 54 inches (1372 mm)from the exterior wall and do not require additional support Public Hearing: Committee: AS AM D of Group R-3, as applicable in Section 101.2, and Assembly: ASF AMF DF Group U occupancies. 13. Non-fixed and movable fixtures. cases, racks. counters and partitions not over 5 feet 9 inches(1753 E75-04/05 mm)in height. ICC PUBLIC HEARING:::February 2005 IBC•E51 73'-0" COI�MON PATH OF TRAVEL �s v,-,� r� j � .F�, 1 S , 3 .� _, � - � : / J , � . . ...� , 9 r : ; ,. ,: ., , p �.;�: . .... OI 011 f t �:. � . . 1�o— � � � , �, �a . COMMON �. , , � - ` ,.�,,. : �� ' � < � — � i . `' � PATH OF � ' �` � � } � i� } TRAVEL �.�_. � �. i � = „_,� --? 3 � �� f�� £ .,.`£ ..i a^ '' �� '� . � N� � r `, •.��- '�•�u S • 1 / �� .�., � :1 ,,..,. , : � � = - � , : > ,, �= fl r ,, � , � _ : . -! 3� f �� ., . � R ,: \/" �� :._ . .a .. n. .- ' '. 1 � ..r, >. Y .. , r y, ...�,��`3 `4' �-`3 S�f T+' 3�: r � ' � \ .. ,., � r, , i � \ . � � .Y�i : e . .. �. , .. .. ..�M ':. ,z ,� ^::: � .�� ' , . -.v .... :;, .. �s: _ � ;_ ; ... ; ,.�., < : .: � -y, . � � .. .,, ; ...>, � ........ '" ., ; .. : .. ...>,. ,,.. :. �; ... ., ' :.,_.,�, .,M,,.,� .-: . .:- , , . _:.., ,.,� .. ..: �. ;, :� :�; . -�:.,-:- .ri ,.��,::r� ......e.:,'� ,.r�.,` ` ...,:.:__. . _ , 74'-11" COMMON PATH OF TRAVEL LEVEL 9, AREA 2 CONDO �#12) UNIT #9013 � � �.-�. �, � � «� � � �� H� FQOypUJRo SEA/�S�ON��S '�"" "'�'r�' H I�L G 2 i:R �, .1�E��/l��7GWLYYd' �� v�, c�lo=aa� SDA-CONDO #9013 C Hdl pazier Architecfa 2007 � i4 � TOWN OF VAIL vail Fire& Emergency Services 42 West Meadow Drive Yail, Colorado$1657 970-479-2250 March 6,2007 Allyn Vaughn RJA Las Vegas,NV 89109 Re: Review of LSR(Life Safety Report)02/21/2007 � Dear Mr.Vaughn: In essence,I do not object to what Four Seasons is trying to accomplish. For the most part,I do not object to the requests. I do however,strenuously object to the basis and premises upon which the requests are made,to wit,the Four Seasons is not a high rise without acknowledgement that the project fails to meet the most basic of requirements for fire department access. The IFC and Town of Vail Design Guidelines,as adopted by the Town Council,requires all points of the exterior of the first floor to be within 150 feet of approved fire department access. The proposal fails to meet this minimum requirement for 75%of the project. Secondly,fire department staging requirements as outlined in the Town of Vail Design Guidelines dictates a minimum staging area. The project fails to meet this requirernent as well. Suffice to state that if the Fire Department elects to stage on West Meadow Drive(the south end of the project),the building is more tha�75 feet to the highest occupied floor and therefore a"high rise". Such an allegation could have significant impacts on your code analysis and some cost impacts as well. I object to the repeated assertion that the project is"not a high rise." I recouunend the repeated and what I deem an unnecessary repetition be deleted from the body of the document. I am not willing to sign a document that obliges the Town to such an acknowledgement without an admission the project fails to meet minimum access requirements. The whole concept of"high rise" dictates a different approach towards fire suppression. Those who have not had the opportunity to engage a fire in a structure where access is limited or so severely restrict�d do not have an empirical appreciation for the challenges. I will not eactend the Town's liability to assume an erroneous assertion. An"engineered equivalency"is acceptable. Such a performance based approach is well documented and acceptable to the Fire Department. It is not however,under duress we accept such an approach. The second issue is the delineation of parties in the"Design Team"that concerns us. The firm of Rybka Smith&Ginsler is listed as the "Mechanical/Electrical/Fiumbing&Fire Protection Eng.". We have not had and substantial conversation,discussion or meetings with Rybka Smith&Ginsler to the extent we(VFES)are willing or able to determine they have"suitable credentials"by virtue of "training and experience"or even State of Colorado professional registration or licensure as a fire protecrion engineering firm. Likewise,we have only seen Todd Daily of RJA,Denver office,one time. As the Fire Code Official,I am concerned there is a gross lack of communication and a lack of understanding between the Town and the designated parties of the"design team." It was tough enough to get you back to the tabie over a two yeat period. If Rubka,Smith&Ginsler are in fact the FPE's on this projECt,3 suggest they present their credentials and come to the table as well as Mt.Daily. We cannot resolve issues in abstentia. I want the roles and responsibilities spelled out in a clear and concise manner. If coz�tracts need to be changed,so be xt. The code re uires a responsible person in charge. Who is it? Review ofLSR(Life Safety Report)02/21/2007 Page 2 Page 3 of the LSR states"Details of compliance are left to the construction documents and the contractors." This is not an acceptable approach. No agreement will be signed without supporting docunaents and exhibits to delineate the specific agreements. We will not sign a"blank check." No final approval will be granted until the.permit set of drawings are submitted with sufficient detail to dalineate critica issues as noted on Page 4 of the LSR undcr the title of Fire F'rotecrion Outline. VF'ES still objects to taking a reduction in the fire rating of the roof supports(Page 5,II A. !.b)until suf�icient plans are submitted showing the demising walls and the fire sprinkler desiga area below the ceiling from walls that run floor to slab. An overall fire protection plan has not been submitted showing adequate fire hose coverage from standpipe to standpipe within 30 feet of any wall(Page 7,II,A,5,a.6). Show the exit plan discussed on Page 8,III,A,2., via an e�chibit or formal Exit Plan. Storage rooms discussed on Page 8.III,B.Z&3,are subject to strict requirements under NFPA 13. Disclose the commodities and heat release rate(HRR)and we will discuss the density. We caution the intent proposed on Page 10,D 1.b.to take the exception for closers on doors between guest rooms. The depth of the header between rooms must be disclosed under the premonitian both rooms may be required to be considared under the"largest room rule:' The notation on Page 10,D.4.b.,with respect to"smoke dampers...�crivated individually by local smoke detection per TBC 71632 as amended"may be subject to requirements under NF`PA 72 and VFES Standards, Submit shop drawings and a matrix and we will consider your proposal. Page 11,N A i,Flame spread,will be reviewed upon submission of detailed data. We will not accept an undue risk to the public health,safety and welfare upon such a hroad statement. The Pre-function occupaney argument presented in the LSR was discussed during our most recent meeting. It appears the content of the discussion was missed. VFES will not accept an assumption the pre-function lobby will not be used simultaneously. If the applicant wished to submit an egress analysis to substantiate th�supposition,then provide a detailed analysis(Page 12 V.B.6 and D 1.)for review. Page 17,VII,A,5,uses the term"automatic sprinkler systems." The code does not recoguize anything other than"automaric"in this application. Is there some application we missed other than"automatic sprinklers."? Page 18,VII,C,3,calls for a"combination fire protection and domestic water main." VFB5 is requesting a separate water main for each. The code allows for a combination main subject to a hydraulic analysis. Such"analysis"has not been submitted and as of this point is not approved. Any such analysis sha11 take into account season peak demand and SFR equivalencies and a validated model confirmed by actual field tests. Page 20,J,Manual:6re alann pull stations shall be subject to VFE5 Standards as published as to location and type. Plans shall be submitted to show intended locations. Page 23,X,A,Fire Command Center—Again there is a statement the building is"not a high rise"and implies the fire command center is excessive as to code requirements. VFES objects to tt�e impfications and requires the FCC be designed to facilitate emergency operations. Page 2b,XIII,F,Elevators—Emergency iescue techniques shall be provided to VFES at no cost to the Town as part of the commissioning process prior to turning over the elevators far use. Appendix A,Fire Alarm Matrix notes"The function�l 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." Design-build fire �larm system are not allowed. Engix�eering specifications shall be provided prior to issuance di the building permit. No exceptions. Review of LSR(Life Safety Report)02/21/2007 Page 3 The MOU's for smake management systems are not accepted for dne cause as previ�usly discussed. Provide specifications(.OS in. water column). Revise and resubmit. The Emergancy Generator,Page 4 of the MOU,appears to be designed for two hours operation only. The Four Seasons Hotel will not qualify as a designated refuge facility with only two hours of emergency power. Provisions for stand-by power are delineated in the codes. AMR#2,reduction of smoke dampers in e�aust ducts,has not been justified in the absence ofmitigating measures as noted in the foregoing review. AMR#3,Page 2,makes a false assumption in that the occupants of this facility may not be familiat with the layout: Without mitigating measures as note in the preceding review comments,an adequate justification has not been presented. End of Review Michael McGee Fue Marshal Vaii Fire&Emergency Services 03/06/2007 � �:f� �� , ' : ' � �� 4