HomeMy WebLinkAboutFire & Life Safety - CommercialENGINEERING, INC.ഀ
L,ad.fiip tfi-gfi •Engirme,irrgഀ
Marc E. Espinosaഀ
David B. Robinson, P.E.ഀ
Richard D. Matthies, P.E.ഀ
REVIEWED yഀ
COLORADO INSPECTIONഀ
AGENCYഀ
FIRE & LIFE SAFETY REPORTഀ
(D(' C)coZ, VAIL FRONT DOORഀ
Buildings A, B, C and D - Commercial Portionഀ
S Ora va VAIL, COLORADOഀ
Prepared For:ഀ
4240 ARCHITECTUREഀ
1621 Eighteenth Street, Suite 200ഀ
Denver, Colorado 80202ഀ
Attn:ഀ
Phone:ഀ
Facsimile:ഀ
Presented To:ഀ
Randy Hartഀ
303.292.3388ഀ
303.292.3133ഀ
Town of Vail (TOV)ഀ
Building Departmentഀ
Attn: Charlie Davis, Chief Building Officialഀ
Vail Fire and Emergency Servicesഀ
Attn: Mike McGee, Fire Marshalഀ
BCER Engineering, Inc. Project No. 44606002ഀ
Modified May 23, 2006ഀ
April 3, 2006ഀ
T FIRE & LIFE SAFETY REPORT Page iiഀ
VAIL FRONT DOOR - Building A, B, C and D - Commercial Portion of Projectഀ
VAIL, COLORADO May 23, 2006ഀ
TABLE OF CONTENTSഀ
INTRODUCTION 3ഀ
PROJECT DESCRIPTIONഀ
...3ഀ
DESIGN TEAMഀ
...7ഀ
APPLICABLE CODESഀ
...8ഀ
EXISTING BUILDINGS AND SYSTEMSഀ
...9ഀ
NEW CONSTRUCTIONഀ
.12ഀ
1. OCCUPANCY CLASSIFICATIONSഀ
.12ഀ
11. STRUCTURAL FIRE RESISTANCEഀ
.12ഀ
111. INTERIOR WALLS AND PARTITIONS .............................................................13ഀ
IV. INTERIOR WALL AND CEILING FINISHES ....................................................14ഀ
V. EGRESS .................................................................................................................14ഀ
VI. EMERGENCY SIGNAGE ....................................................................................17ഀ
VII. SUPPRESSION SYSTEMSഀ
17ഀ
VIII. FIRE DETECTION AND ALARM SYSTEMഀ
21ഀ
IX. EMERGENCY COMMUNICATIONS AND ALARM SYSTEMSഀ
24ഀ
X. FIRE COMMAND CENTERഀ
26ഀ
XI. EMERGENCY POWERഀ
27ഀ
XII. ELEVATORSഀ
27ഀ
EMERGENCY OPERATION MANAGEMENT PLANഀ
29ഀ
PERIODIC OPERATION AND MAINTENANCEഀ
29ഀ
CONCLUSIONഀ
30ഀ
FIRE & LIFE SAFETY REPORT Page 3ഀ
VAIL FRONT DOOR - Building A, B, C and D - Commercial Portion of Projectഀ
VAIL, COLORADO May 23, 2006ഀ
INTRODUCTIONഀ
This document supercedes all previously submitted fire protection and life safety documentsഀ
related to the Vail Front Door Project. Previous documents produced by Rolf Jensen andഀ
Associates, Inc. (RJA) will not be in effect. Effective March 11, 2006 BCER Engineering, Incഀ
(BOER) will be the fire protection and life safety consulting engineers of record for the projectഀ
This document describes, in conceptual terms, the fire protection features of The Vail Front Doorഀ
project in Vail, Colorado. This Life Safety Report is intended to address the commercial portionsഀ
of the project of the building known as Buildings A B C and Dഀ
This document also will describe the site meeting and field investigation of the adjoiningഀ
buildings conducted on March 6, 2006 with members of the design team and Mike McGee of theഀ
Vail Fire Department. That site meeting identified numerous conditions that will requireഀ
coordination and improvements to the existing fire protection and life safety systems in theഀ
adjoining buildings.ഀ
This package intends to describe, in performance-based language, the overall approach to activeഀ
and passive fire protection features in the facility, whether required by Code, the Authorityഀ
Having Jurisdictions, or as a result of an Owner request. It also describes the interaction of theseഀ
systems in providing an overall coordinated fire protection package.ഀ
PROJECT DESCRIPTIONഀ
The Vail Front Door project is a multiple building project to be located adjacent to and betweenഀ
the existing Lodge at Vail, Lodge South Tower, and One Vail Place and the ski mountain at theഀ
base of the Vista Bahn ski lift. The Vail Front Door project consists of the following buildings:ഀ
Building A: Parking Garage and Loading Dock (approx. 106,500 ft2)ഀ
Building B: Spa & Guestroom Suite Addition (approx. 23,500 ft2)ഀ
Building C: Alpine Club or Ski Club (approx. 11,900 ft2)ഀ
Building D: Skier Services (approx. 25,600 ft2)ഀ
Building E: Chalets (approx. 75,700 ft2) - These buildings are addressed in a separateഀ
Life Safety Report and administrative modification similar to the approvedഀ
administration request prepared and approved for Gore Creek Residences.ഀ
The Vail Front Door project involves approximately 243,200 ft2 of new or remodeledഀ
construction. Reference should be made the G - Series Code Drawings for actual square footagesഀ
of buildings.ഀ
The following is a break down of detail pertaining to each of the buildings and their relationshipഀ
to each other as well as existing structures. Reference should be made to the constructionഀ
drawings for detailed explanation of the fire protection and life safety systems.ഀ
FIRE & LIFE SAFETY REPORT Page 4ഀ
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VAIL, COLORADO May 23, 2006ഀ
Parkin Garaize and Loading Dockഀ
Access to the Parking Garage and Loading Dock consists of a ramp entrance and tunnel accessedഀ
off of Vail Road near the west end of Lodge South Tower to the Parking Garage and Loadingഀ
Dock. The ramp and tunnel are part of the building. This ramp and tunnel also serves as access toഀ
the Vista Bahn ski yard and mountain service roads during the off-season warm climate time ofഀ
the year. This ramp/tunnel entrance is to be provided with a door for vehicle access control. Theഀ
door will be closed with private access only during the winter ski season. The door will remainഀ
open and accessible to the general public during the off season warm climate time of the year toഀ
serve as United States Forest Service access and mountain services access.ഀ
The Parking Garage and Loading Dock will consist of a lower level parking garage, a mid-levelഀ
parking garage, an upper level parking garage, and a loading dock on the same level as the lowerഀ
level-parking garage. The building is located between the south side of the existing Lodge Southഀ
Tower, the south and west side of the existing Lodge at Vail, the south and west side of the newഀ
Alpine Club building, a southwest portion of the new Skier Services building, and the north edgeഀ
of the new Chalets.ഀ
Separate entrances from the ramp/tunnel access are to be provided into the lower level parkingഀ
garage and loading dock, the mid-level parking garage, and the upper level-parking garage.ഀ
The mid-level parking garage is also accessible near the east side of the existing Lodge Southഀ
Tower, between Lodge South Tower and Lodge at Vail, just south of the Lodge at Vail Porteഀ
cohere and main entrance (accessed from Vail Road near the intersection with Willow Road).ഀ
The lower level-parking garage is to have a capacity of approximately 91 parking spaces situatedഀ
two deep. The mid-level parking garage is to have a capacity of approximately 57 parking spaces,ഀ
with many situated two deep. The mid-level parking garage is to also provide access to the Lodgeഀ
South Tower parking garage. The loading dock is to have a capacity for approximately 13 truck-ഀ
loading positions. The upper level-parking garage is to have approximately 42 parking spacesഀ
situated one deep. All of this considered an S-2 occupancy classification. It is intended that mostഀ
of these parking spaces will not be available for "public parking," with vehicles being parked byഀ
valet parking services.ഀ
Spa & Guestroom Suite Additionഀ
The new Spa & Guestroom Suite Addition are to be an addition to the west side of Lodge at Vailഀ
as a result of demolition of the existing employee cafeteria on the 2nd Level and theഀ
housekeeping/loading & trash dock/boiler room/electrical room as well as the human resourcesഀ
offices and storage room on the 1 S` Level. All of this demolition is located at the south andഀ
southwest corner of the existing Lodge at Vail. The Spa is to be constructed between thisഀ
demolished southwest portion of Lodge at Vail and the mid-level parking garage and loadingഀ
dock of the new Parking Garage and Loading Dock building.ഀ
The new Spa & Guestroom Suite Addition is to consist of spa treatment areas along with aഀ
movement studio and main entrance on the lower level and guestroom suites along with a spaഀ
FIRE & LIFE SAFETY REPORT Page 5ഀ
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VAIL, COLORADO May 23, 2006ഀ
fitness area on the upper level.ഀ
A fire wall is believed to currently exist between the addition/remodeled areas and the remainderഀ
of the existing Lodge at Vail, however, verification of existing conditions during demolition ofഀ
those areas stated above along with additional separation measures will create separate areasഀ
from the existing Lodge at Vail.ഀ
Vail Ski Clubഀ
The new Vail Ski Club building is to be located between the Loading Dock, New Parkingഀ
Garage, Skier Services, Chalet Buildings.ഀ
The Ski Club lower level is to be used as locker rooms for guests (B occupancy classification).ഀ
The Ski Club mid level is to be used for storage of skis and snowboards in moveable racks (S-1ഀ
occupancy classification).ഀ
The Ski Club above grade level is to be occupied by a lounge/great room/reception area as wellഀ
as kitchen and bar (A-3 occupancy classification, assuming an occupant load of more than 50ഀ
persons, otherwise it would be a B occupancy classification in accordance with 2003 IBC,ഀ
Section 303.1.1).ഀ
Skier Servicesഀ
The new Skier Services building is to be located between the upper parking garage of the newഀ
Parking and Loading Dock building and the existing One Vail Place building on the lower levelഀ
of Skier Services. The upper level of Skier Services stands alone at grade.ഀ
The lower level of Skier Services is to be occupied by public ski storage, ski patrol and mountainഀ
information personnel ski storage, ski school lockers, scanner personnel lockers, managementഀ
lockers, and a break room (a mixture of B, S-1, and A-3 occupancies).ഀ
The upper above grade level of Skier Services is to be occupied by a great room, retail, bar,ഀ
basket rental storage, and an open ski rental and retail area. Also included on the upper level ofഀ
Skier Services will be ticket sales and call center space (a mixture of M, B, and S-1 occupancyഀ
classifications).ഀ
Chaletsഀ
The Chalets consist of five duplex residential structures and one triplex residential structure (totalഀ
of 13 dwelling units resembling detached single family residences) residing above a subterraneanഀ
parking garage for private vehicles. The residential structures are identified from north to southഀ
as Building 1 and 2 on the west end, Building 3 and 4 in the center, and Building 5 (triplex) andഀ
6, which actually are situated next to each other with 5 being west of 6. Portions of building 5 areഀ
above portions of the Building 6 private parking garage. Building 6 does not have access to theഀ
subterranean private residential parking garage. A corner of Building 5 and a portion of Buildingഀ
6 reside above the Tunnel of the new Building A Parking Garage and Loading Dock. In total, theഀ
FIRE & LIFE SAFETY REPORTഀ
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VAIL FRONT DOOR - Building A, B, C and D - Commercial Portion of Projectഀ
VAIL, COLORADO May 23, 2006ഀ
subterranean private residential parking garage and the residential structures are approximatelyഀ
75,700 ft2 in area. The residential structures are considered R or simply a residential occupancyഀ
classification with the subterranean private residential parking garage considered a S-2ഀ
occupancy classification.ഀ
The private residential parking garage and the private garage for Building 6 are accessed fromഀ
Vail Road via a road residing above the Tunnel of the new Building A Parking Garage andഀ
Loading Dock, leading to a roundabout in front of the new Building C Ski Club. Beyond theഀ
roundabout, another road provides access to the existing One Vail Place parking garage.ഀ
All but two residential structures will be four-levels with three stories above grade. Oneഀ
residential unit within Building 5 and one residential unit within Building 6 will have only threeഀ
levels. The lowest levels are all at different elevations. The residential structures are located onഀ
top of, and on the side of the private residential parking garage that serves them. The privateഀ
residential parking garage has a second level mechanical equipment room serving the residentialഀ
structures with utilities metered separately.ഀ
Each of the residential units will be equipped with an elevator. Buildings 2 and 4 are accessedഀ
from the private residential parking garage via elevator, while Buildings 1, 3 and 5 are accessedഀ
directly without use of an elevator. Building 6 has its own private garage. As each of theഀ
residential structures lowest levels begin at different elevations, the height of each elevator shaftഀ
varies to accommodate the elevation of the floors each shaft serves. Due to the varying elevationsഀ
of each residential structure, some Buildings actually have structural void spaces. These voidഀ
spaces are to be protected by one or multiply means of NPFA 13 approved methods of protectingഀ
void spaces. (See G021).ഀ
The private residential parking garage and the separate residential structures above will beഀ
constructed under the provisions of the 2003 editions of the International Codes and the Town ofഀ
Vail Amendments. The facility will not be treated as one overall building in regards toഀ
construction type and allowable areas, as separation by fire resistive walls. Each building areaഀ
may have non-separated uses as allowed by code.ഀ
The private residential parking garage is occupied with parking of private motorized vehicles andഀ
storage for each residential unit, accessible from the residential parking garage. The privateഀ
residential parking garage is also occupied with incidental use areas such as a trash room,ഀ
mechanical and electrical rooms, storage rooms, and Fire Command room for the Chalets.ഀ
The residential units are most like a single-family residential unit. Section 310 of the 2003 IBCഀ
defines the various residential occupancies as follows:ഀ
➢ R-1 is reserved for residential occupancies where occupants are transient in nature; Theഀ
Vail Front Door Residential Chalets are not this type of occupancyഀ
➢ R-2 is reserved for residential occupancies containing more than two dwelling unitsഀ
where the occupants are permanent in nature; The Vail Front Door Residential Chaletsഀ
FIRE & LIFE SAFETY REPORT Page 7ഀ
VAIL FRONT DOOR - Building A, B, C and D - Commercial Portion of Projectഀ
VAIL, COLORADO May 23, 2006ഀ
are a series of duplexes separated by a two-hour fire resistive walls with one unit being aഀ
triplex residential unit.ഀ
➢ R-3 is reserved for residential occupancies where the occupants are permanent in natureഀ
and not classified as R-1, R-2, R-4 or I, and where buildings do not contain more thanഀ
two dwelling units. The Vail Front Door Residential Chalets are a series of duplexesഀ
separated by a two-hour fire resistive wall with one unit being a triplex residential unitഀ
➢ R-4 is reserved for residential occupancies arranged as residential care/assisted livingഀ
facilities. The Vail Front Door Residential Chalets are not this type of occupancy.ഀ
Section 310.2 of the 2003 IBC defines residential or dwelling unit as a single unit providingഀ
complete, independent living facilities for one or more persons, including permanent provisionsഀ
for living, sleeping, eating, cooking, and sanitation. The residential or dwelling structuresഀ
"closely resemble" five, stand-alone duplex (two-family) and one triplex residential buildings.ഀ
Due to the resemblance to stand-alone duplex residential buildings and the definitions of Rഀ
occupancies as well as a dwelling unit, the design team recommends classification of each of theഀ
individual residential or dwelling structures as a residential occupancy that most closelyഀ
resembles a Group R-3 Occupancy.ഀ
Fire Department access to the south side of the Chalets is limited. Fire Protection features haveഀ
been designed to supplement Fire Department response to this area. This includes the installationഀ
of exterior standpipe hose valves that are connected to the building standpipe system. Theഀ
locations of these valves are located on the attached fire protection site plan and have beenഀ
approved by the TOV fire department.ഀ
The building as a whole will be constructed under the provisions of the 2003 editions of theഀ
International Codes and the Town of Vail Amendments. The building is divided into severalഀ
buildings and separated by a series of 3-hour firewalls with the Chalets being divided intoഀ
separate buildings and fire areas through the use of 2-hour fire resistive walls between units.ഀ
Modifications to existing buildings and systems that are affected by this project will be doneഀ
under the direction of the Town of Vail Building and Fire Department. These modifications willഀ
allow existing buildings to maintain an acceptable level of Fire and Life Safety duringഀ
construction and after the project is completed. Due to the unique nature of the project and theഀ
planned meetings between the design team and the Town of Vail Building and Fire Departments,ഀ
this project will utilize a series of administrative modification requests as needed. Based onഀ
meetings with the Town of Vail Building Department, Fire Department and Colorado Inspectionഀ
Agency there is only a single Administrative Modification Request for the Chalets (Residentialഀ
Portion) in the Vail Front Door Project, a Memorandum of Understanding and a series ofഀ
Requests for Administrative Modification for the remainder of the building.ഀ
DESIGN TEAMഀ
Owner / Developerഀ
FIRE & LIFE SAFETY REPORT Page 8ഀ
VAIL FRONT DOOR - Building A, B, C and D - Commercial Portion of Projectഀ
VAIL, COLORADO May 23, 2006ഀ
Vail Resorts Development Companyഀ
137 Benchmark Roadഀ
P.O. Box 959ഀ
Avon, Colorado 81620ഀ
970.845.2355 Directഀ
970.845.2555 Faxഀ
Design Architect of Recordഀ
42140 Architecture, Inc.ഀ
1621 Eighteenth Street, Suite 200ഀ
Denver, Colorado 80202ഀ
Randy Hart, AIA Project Managerഀ
303.292.3388 Officeഀ
303.292.3133 Faxഀ
Civil Engineerഀ
Alpine Engineering, Inc.ഀ
34520 Highway 6ഀ
Unit A-9ഀ
Edwards Business Centerഀ
P.O. Box 97ഀ
Edwards, Colorado 81632ഀ
Structural Engineerഀ
Monroe & Newell Engineers, Inc.ഀ
70 Benchmark Road, Suite 204ഀ
P.O. Box 1597ഀ
Avon, Colorado 81620ഀ
Mechanical / Electrical / Plumbing Engineerഀ
ABS Consultants, Inc.ഀ
1123 Auraria Parkwayഀ
Suite 400ഀ
Denver, Colorado 80204ഀ
Fire Protection / Building Code Consultantഀ
BCER Engineering, Inc.ഀ
5420 Ward Road, Suite 200ഀ
Arvada, Colorado 80002ഀ
Stephen Rondinelliഀ
303.422.7400 Officeഀ
APPLICABLE CODESഀ
This outline documents general fire protection features based upon the requirements of the Townഀ
FIRE & LIFE SAFETY REPORT Page 9ഀ
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VAIL, COLORADO May 23, 2006ഀ
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 Editionഀ
International Mechanical Code (IMC) - 2003 Editionഀ
4. International Plumbing Code (IPC) - 2003 Editionഀ
5. National Electric Code (NEC) - 2002 Editionഀ
6. International Fuel Gas Code - 2003 Editionഀ
7. International Energy Conservation Code - 2003 Editionഀ
8. Town of Vail Local Amendmentsഀ
This report addresses the key features of these Codes and Guidelines. The primary intent of thisഀ
document is to coordinate the fire protection approach between all design disciplines. Details ofഀ
compliance are left to the construction documents and the contractors.ഀ
FIRE & LIFE SAFETY REPORT Page 10ഀ
VAIL FRONT DOOR - Building A, B, C and D - Commercial Portion of Projectഀ
VAIL, COLORADO May 23, 2006ഀ
EXISTING BUILDIINGS AND SYSTEMSഀ
The existing buildings and systems listed below will be affected by the Vail Front Door Projectഀ
to maintain an adequate level of fire and life safety. The design team met with Mike McGee,ഀ
Fire Marshal for the Town of Vail Fire Department on March 6, 2006 to identify deficienciesഀ
related to the fire protection and life safety of these surrounding existing buildings. Some of theഀ
issues identified are not directly related to the new construction of the Vail Front Door Projectഀ
but are routine fire code maintenance issues. This report has not identified building or fire codeഀ
deficiencies of that nature. The issues below and recommended solutions have been discussedഀ
with the Vail Fire Department prior to the writing of this report.ഀ
Lodge at Vailഀ
A. Access is restricted to the existing Simplex M410OU fire alarm control panelഀ
(FACP) located behind the front desk in the lobby. This panel is not provided withഀ
adequate access or kept clear for access b the fire department. This FACP servesഀ
the tower and north end of the building. The fire department recommended thatഀ
the FACP be relocated to the phone room located in the basement directly belowഀ
the lobby. Currently based on the modifications being made to the Lodge at Vailഀ
fire alarm system will not include relocating the fire alarm panel to the lowerഀ
phone room. It would be intent of the Lodge at Vail management to maintainഀ
access to the FACP.ഀ
B. The Simplex M41 00U is also not equipped with a printer. The Simplex M4100Uഀ
will need to be supplied with a printer so that an alarm log will be created with aഀ
print out is available for fire department annunciation purposes.ഀ
C. A Simplex M4100 and 2210 fire alarm panels control the south end of theഀ
building fire alarm system. Based on the demolition and remodeling of theഀ
International Wing, SPA and residence remodel these panels will need to beഀ
relocated during construction to the new electrical room that will be located in theഀ
existing wine storage room. The contractor through the sub-contractor willഀ
prepare shop drawings and construction sequencing for the relocation of fire alarmഀ
control panel. The shop drawings and construction sequencing will be reviewedഀ
by BCER Engineering for submittal to the TOV Fire Department for their reviewഀ
and approval.ഀ
D. New fire alarm devices provided for the spa and guest room addition will not beഀ
tied in to the existing panels. New fire alarm devices will be connected to the Vailഀ
Front Door fire alarm panel.ഀ
E. The existing FACP's will continue to be tied together to provide a single fireഀ
alarm system operation. The existing fire alarm panel and new fire alarm panel forഀ
the Vail Front Door will not be interconnected. The Spa and new residences willഀ
FIRE & LIFE SAFETY REPORT Page I Iഀ
VAIL FRONT DOOR - Building A, B, C and D - Commercial Portion of Projectഀ
VAIL, COLORADO May 23, 2006ഀ
be connected to the existing fire alarm panel at The Lodge at Vail. The contractorഀ
through the sub-contractor will prepare shop drawings and constructionഀ
sequencing for the relocation of fire alarm control panel. The shop drawings andഀ
construction sequencing will be reviewed by BCER Engineering for submittal toഀ
the TOV Fire Department for their review and approval.ഀ
F. The contractor requested that due to the complexity of shutting down the fireഀ
alarm system would require the use of fire watch or off duty fire fighters toഀ
monitor the occupants in the International Wing. The Vail Fire Department hasഀ
indicated that a fire watch will not be acceptable during the construction processഀ
The fire alarm modifications will need to take place in such a way so as toഀ
eliminate down time. This will require modified use of the international wingഀ
during the fire alarm modifications. The contractor through the fire alarm sub-ഀ
contractor will prepare shop drawings and construction sequencing for theഀ
relocation of fire alarm control panel. The shop drawings and constructionഀ
sequencing will be reviewed and approved by BCER Engineering for submittal toഀ
the TOV Fire Department for their review and approval.ഀ
G. The existing fire sprinkler system is currently designed to operate with a marginalഀ
safety factor 10%. TOV Fire Department requested that BCER evaluate theഀ
existing condition and consider the addition of a new 8-inch water line to the Goreഀ
Creek Road. Water system improvements are being made to the Lodge at Vail.ഀ
The TOV Fire Department requested BCER and Vail Resorts consider upsizingഀ
the existing fire line to a new 8-inch water line.ഀ
H. The existing fire main entering the North Wing is 35-year-old cast iron. The lineഀ
will be replaced and upsized to 8-inch to provide increased fire flow. The valvesഀ
and reduced pressure backflow prevention devices will need to be added and sizedഀ
accordingly. The contractor through the sub-contractor will prepare shop drawingsഀ
and construction sequencing for the modifications to the fire protections stem.ഀ
Shop drawings and construction sequencing will be reviewed and approved byഀ
BCER Engineering for submittal to the TOV Fire Department for their review andഀ
approval.ഀ
FIRE & LIFE SAFETY REPORT Page 12ഀ
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VAIL, COLORADO May 23, 2006ഀ
Existing fire valve area in the existing garage of the Lodge at Vailഀ
I. The International Wing and South Wing fire sprinkler system are fed from aഀ
separate 4-inch main. The fire department connection (FDC) for this system isഀ
located outside of the loading dock. This will need to be relocated so that theഀ
system remains operational while the spa and guest room addition are constructed.ഀ
The FDC will be relocated south of the Porte cohere (see attached drawing). Theഀ
contractor through the sub-contractor will prepare shop drawings and constructionഀ
sequencing for the modifications to the fire protection system The shop drawingsഀ
and construction sequencing will be reviewed and approved by BOERഀ
Engineering for submittal to the TOV Fire Department for their review andഀ
approval.ഀ
FIRE & LIFE SAFETY REPORT Page 13ഀ
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VAIL, COLORADO May 23, 2006ഀ
Existing Valve and Fire Alarm Room in Existing International Wingഀ
J. The second means of egress from the three conference rooms in the Internationalഀ
Wing will be restricted during construction. During construction, the west roomഀ
and the middle room will uses as a temporary employee cafeteria and storage,ഀ
which will require a second means of egress due to the occupant load. However,ഀ
the occupant load is not the same as that as a ballroom of large meeting room. Theഀ
eastern room will remain a conference room with an occupant load of 210 people.ഀ
This room's second means of egress will remain out the double doors at the southഀ
end of the room which discharges into the courtyard. During construction aഀ
pathway will be maintained from this door to the temporary construction stair thatഀ
leads up from the lower level to the plaza directly south of One Vail Place. Thisഀ
construction stairway will be built to maintain an exit width of 60 inches toഀ
accommodate the occupant load. The contractor through the sub-contractor willഀ
prepare shop drawings and construction sequencing for the addition of thisഀ
temporary stair and other construction safety features during construction Theഀ
shop drawings and construction sequencing will be reviewed by BCERഀ
Engineering for submittal to the TOV Building and Fire Department for theirഀ
review and approval.ഀ
K. During our walkthrough of the facility we noted several fire and life safetyഀ
FIRE & LIFE SAFETY REPORT Page 14ഀ
VAIL FRONT DOOR - Building A, B, C and D - Commercial Portion of Projectഀ
VAIL, COLORADO May 23, 2006ഀ
deficiencies. This document will not document any of those building or fire codeഀ
issues. BCER will prepare a letter to the Owner indicating the noted fire and lifeഀ
safety deficiencies identified on our walkthrough. Corrective action will beഀ
achieved through the adopted fire code enforcement program. BCER is not listingഀ
any corrective actions that would need to take place related to the Vail Front Doorഀ
Project.ഀ
II. Lodge Towerഀ
A. A Simplex 4100 and 2120 FACP is located in the Manager's Office. This systemഀ
will need to be modified to accommodate the addition of heat detectors in theഀ
remodeled parking garage area. The contractor through the fire alarm sub-ഀ
contractor will prepare shop drawings and construction sequencing for theഀ
relocation of fire alarm control panel The shop drawings and constructionഀ
sequencing will be reviewed and approved by BCER Engineering for submittal toഀ
the TOV Fire Department for their review and approval.ഀ
B. This building has two Fire Department Connections. One serves the Class 1ഀ
standpipe system and the other the fire sprinkler system. These will maintainedഀ
through the remodeling of the Lodge Tower during the Summer of 2006.ഀ
C. The Lodge Tower will have a maximum of 6 occupants/staff during construction.ഀ
D. A water curtain will be provided at the connection of the Lodge Tower parkingഀ
garage and the new Building A Parking Garage. The water curtain shall beഀ
designed to provide a density of 3 gallons per minute per foot. The sprinkler headsഀ
will be spaced 6 feet on center and within 12 inches of the opening. The waterഀ
curtain is to be located on both sides of the opening. The contractor through theഀ
sub-contractor will prepare shop drawings and construction sequencing for theഀ
modifications to the fire protection system. The shop drawings and constructionഀ
sequencing will be reviewed and approved by BCER Engineering for submittal toഀ
the TOV Fire Department for their review and approval.ഀ
III. One Vail Placeഀ
A. One Vail Place has a fire sprinkler system that serves the basement only. Theഀ
FDC for this building is located beside garage door in the walkout basement onഀ
the southwest side of the building. During construction, the FDC will beഀ
inaccessible. Therefore, this FDC will be removed and a new FDC will beഀ
installed. The new connection will occur in the 4-inch branch line located in theഀ
Ski School Locker Room. The new FDC will be routed out of the building at theഀ
northeast corner of One Vail Place. This location has been coordinated with Vailഀ
Fire Department. The exact location and final pipe routing is yet to beഀ
determined. The contractor through the sub-contractor will prepare shop drawingsഀ
FIRE & LIFE SAFETY REPORT Page 15ഀ
VAIL FRONT DOOR - Building A, B, C and D - Commercial Portion of Projectഀ
VAIL, COLORADO May 23, 2006ഀ
and construction sequencing for the modifications to the fire protection system.ഀ
The shop drawings and construction sequencing will be reviewed and approved byഀ
BCER Engineering for submittal to the TOV Fire Department for their review andഀ
approval.ഀ
IV. Water Suppliesഀ
The water supply system for the Vail Front Door Project has been evaluated andഀ
improved over the past several years. Currently the water system is being modeledഀ
based on the updated fire flow tests conducted in September 2005. Attached areഀ
the flow tests results that have also been included in the fire sprinklerഀ
specifications.ഀ
A. The Chalets will be provided with a new water main that will be fed from theഀ
existing main located under Vail Road.ഀ
B. An exterior manual dry standpipe will be provided along the south side of theഀ
Chalets. This exterior manual dry standpipe will be located as shown on theഀ
attached Fire Department Access Plan. The locations of these standpipe valves areഀ
to be located at the locations approved by the TOV Fire Department. The FDC toഀ
feed this system will be provided from several locations. The FDC's areഀ
interconnected so that the manual dry standpipe system can be pressurized fromഀ
numerous locations on the Vail Front Door site.ഀ
C. A new fire main will be provided for Skier Services off of the water main that isഀ
routed along the southeast side of Skier Services and will serve proposed fireഀ
hydrant #2 (see attached drawing).ഀ
D. The fire main that currently feeds the South Wing of the Lodge at Vail will beഀ
extended to serve the Alpine Club (see attached drawing).ഀ
E. The Fire Department Connections for the Chalets, Alpine Club and Skier Serviceഀ
will be interconnected. This will allow the fire department to provide additionalഀ
water to either building from an unrelated municipal water system.ഀ
FIRE & LIFE SAFETY REPORT Page 16ഀ
VAIL FRONT DOOR - Building A, B, C and D - Commercial Portion of Projectഀ
VAIL, COLORADO May 23, 2006ഀ
NEW CONSTRUCTIONഀ
This outline presents conceptual information regarding the proposed fire protection systems andഀ
their performance. This report is intended to be coordinated with the permit drawings for theഀ
facility. Where there are conflicts, this report will take precedence.ഀ
1. OCCUPANCY CLASSIFICATIONSഀ
Occupancy Descriptionഀ
Occupancy Classificationഀ
Parkin Garage & Loading Dockഀ
Ram /Tunnelഀ
S-2ഀ
Lower Level Parkin Garageഀ
S-2ഀ
Mid-Level Parkin Garageഀ
S-2ഀ
Loading Dockഀ
S-2ഀ
Upper Level Parkin Garageഀ
S-2ഀ
Lodge at Dail Spa and Cuestroom Additionഀ
Lower Level: Spaഀ
A-3ഀ
Upper Level: Spa Fitnessഀ
A-3ഀ
Upper Level: Guestroomsഀ
Rഀ
Ski Clubഀ
Lower Level: Locker Roomഀ
A-3ഀ
Mid Level: Ski Storageഀ
S-1ഀ
Ground Level: Loungeഀ
A-3ഀ
Ground Level: Great Roomഀ
A-3ഀ
Ground Level: Kitchen/Barഀ
A-3ഀ
Skier Servicesഀ
Lower Level: Public Ski Storageഀ
S-1ഀ
Lower Level: Mountain Operations Ski Storageഀ
S-1ഀ
Lower Level: Ski School Ski Storageഀ
S-1ഀ
Lower Level: Ski School Lockersഀ
Bഀ
Lower Level: Mountain Operations Lockersഀ
Bഀ
Lower Level: Break Roomഀ
A-3ഀ
Ground Level: Great Room/ Barഀ
A-3ഀ
Ground Level: Basket Storageഀ
S-1ഀ
Ground Level: Rental/Retailഀ
B/Mഀ
Ground Level: Ticket Offices/Ticket Lobbyഀ
Bഀ
Chaletsഀ
Residential Parkin Garageഀ
S-2ഀ
Residential Townhouse/Triplexഀ
Rഀ
FIRE & LIFE SAFETY REPORT Page 17ഀ
VAIL FRONT DOOR - Building A, B, C and D - Commercial Portion of Projectഀ
VAIL, COLORADO May 23, 2006ഀ
II. STRUCTURAL FIRE RESISTANCEഀ
Note G-series code drawings for Buildings A B C D and E. Note the area calculationsഀ
have been completed and are included on the G-series code drawings. Attachedഀ
III. INTERIOR WALLS AND PARTITIONSഀ
A number of fire resistive walls (fire walls, fire barriers and fire partitions) are plannedഀ
for this project, as depicted under the facility description section above. The design teamഀ
has met with the TOV Building and Fire Department to determine the locations of theseഀ
fire resistive walls. The G-series code drawings indicate the locations of these walls.ഀ
Some of the walls are intended to be 3-hour firewalls separating buildings or 1-2 hourഀ
occupancy separations. These firewalls, as planned, do not comply with the prescriptiveഀ
requirements of the 2003 IBC. Specifically, Section 705.1 and Section 503.2 of the IBCഀ
requires that firewalls considered to separate buildings shall be constructed withoutഀ
openings. Due to the unique property of Vail Front Door and the location of the newഀ
structures in relation to the existing structures and the close proximity to the skiഀ
mountain, openings in these fire resistive walls must exist. The design team throughഀ
meetings with the TOV Building and Fire Department plan to utilize an equivalencyഀ
approach through additional fire protection features (active protection), operationalഀ
considerations (management operations), and passive protection features to achieveഀ
protected openings that result in considering the buildings as separate buildings.ഀ
The table below has been modified based on meetings with the Town of Vail Buildingഀ
and Fire Department and Colorado Inspection Agency to eliminate the occupancyഀ
separations that were referenced in the table. This table is now a summary of the firewallഀ
separations on this project as provided below:ഀ
Descriptionഀ
Separation Reasoningഀ
Occupancyഀ
*Fire Ratingഀ
Groupഀ
Constructionഀ
Typeഀ
Mid-Level Parking Garage (northഀ
Determining Construction Typeഀ
S-2ഀ
3 Hr. Fire Wallഀ
wall)/Lodge South Tower Parking Garageഀ
of Towerഀ
Type IA - IIAഀ
(south wall)ഀ
Upper Level Parking Garage (northഀ
Ski Club Construction Typeഀ
S-1ഀ
3 Hr. Fire Wallഀ
wall)/Ski Club Mid-Level (south wall)ഀ
Type IA - IAഀ
Upper Level Parking Garage (eastഀ
Skier Services Constructionഀ
S-1ഀ
3 Hr. Fire Wallഀ
wall)/Skier Services Lower Level (westഀ
Typeഀ
Type IA - VAഀ
wall)ഀ
Spa of Lodge at Vail Lower and Mid-ഀ
Determining Construction Typeഀ
Bഀ
2 Hr.**ഀ
Levels (east wall)/Existing Lodge at Vailഀ
of Lodge at Vailഀ
Type IA - Extgഀ
(west wall)ഀ
Bldgഀ
FIRE & LIFE SAFETY REPORT Page 18ഀ
VAIL FRONT DOOR - Building A, B, C and D - Commercial Portion of Projectഀ
VAIL, COLORADO May 23, 2006ഀ
Skier Services Lower Level (north portionഀ
Determining Construction Typeഀ
S-1ഀ
3 Hr. Fire Wallഀ
of east wall)/One Vail Place Lower Levelഀ
of One Vail Placeഀ
Type VA - Extgഀ
(west wall)ഀ
Bldgഀ
Residences Parking Garage Walls andഀ
Compliance with IBC 508.2ഀ
Residentialഀ
3 Hr. Fire Wallഀ
Ceiling/Residences***ഀ
Type IA - VAഀ
* Fire Rating as determined by use of 2003 IBC, Table 705.4 and Table 303.3.2ഀ
The existing wall at the Lodge at Vail is believed to have been constructed as a 2 Hr. wall. This can be confinned duringഀ
demolition and remodel. The TOV has agreed to the Lodge at Vail being considered Type ILIA construction with a 2 Hr.ഀ
Fire Resistive wall separation provided.ഀ
Similar to the Gore Creek Residences project, currently under construction in the Town of Vail, the Chalets portion of theഀ
Vail Front Door project plans to utilize Section 508.2 of the 2003 IBC to consider the residential structures (Group R) asഀ
separate and distinct buildings from the residential parking garage (Group S-2) for the purpose of detennining areaഀ
limitations, continuity of fire walls, limitation of number of stories, and type of construction. The goal of the design team isഀ
to be able to construct the residential structures of material providing a wood exterior appearance, while complying with theഀ
allowable area and height limitations of the code. See Administrative Modification Request for Residential Chaletsഀ
dated April 3 2006 and modified May 23 2006 as prepared by BCER Engineering, Inc.ഀ
IV. INTERIOR WALL AND CEILING FINISHESഀ
A. Flame spread.ഀ
1. Wall and ceiling flame-spread ratings will be based on Table 803.5 usingഀ
automatic sprinkler protection provisions. Ratings will be based onഀ
occupancies within the building and location of finishes.ഀ
2. Foam plastics will not be used as interior finish or trim, except as providedഀ
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 (Classഀ
A).ഀ
All other interior finish will have a flame spread not to exceed 200 (Classഀ
C).ഀ
B. Smoke developed will not exceed 450.ഀ
C. If any plastics are proposed to be used as interior finish they will be separatelyഀ
identified in subsequent amendments to this report.ഀ
FIRE & LIFE SAFETY REPORT Page 19ഀ
VAIL FRONT DOOR - Building A, B, C and D - Commercial Portion of Projectഀ
VAIL, COLORADO May 23, 2006ഀ
V. EGRESSഀ
A. Exit drawings, which show exit routes, capacities, and load factors, will beഀ
developed as part of the permit packages.ഀ
B. Occupant load factors.ഀ
The occupant load factors are listed on the G-series Code Drawings located on theഀ
Code Analysis Sheets for each building.ഀ
C. Exit width factors.ഀ
1. All occupancies.ഀ
a. Stairways: 0.20-inches per occupant (automatic sprinklers).ഀ
b. Other egress components: 0.15-inches per occupantഀ
(automatic sprinklers).ഀ
D. Exit routes from building.ഀ
1. Above-grade levels.ഀ
a. Exits will be into enclosed stairwells.ഀ
b. Open stairs may be used as part of the exit system if they complyഀ
with Section 1019.1, Exception 8.ഀ
E. Travel distances.ഀ
J. 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.ഀ
K. Common path of egress travel.ഀ
a. Group B, F and S occupancies: 100-feet (automatic sprinklers).ഀ
b. All other occupancies: 75-feet.ഀ
FIRE & LIFE SAFETY REPORT Page 20ഀ
VAIL FRONT DOOR - Building A, B, C and D - Commercial Portion of Projectഀ
VAIL, COLORADO May 23, 2006ഀ
F. Separation of exitsഀ
Where two exits are required from an area as outlined in Table 1014.1, theഀ
exits will be separated by one-third of the maximum overall diagonalഀ
dimension of the area served.ഀ
2. As an alternative, where exit enclosures are interconnected by a one-hourഀ
fire resistive corridor, the required exit separation will be measured alongഀ
a direct line of exit travel within the corridor, and the exit enclosures willഀ
not be less than 30-feet apart at any point along a direct line ofഀ
measurement.ഀ
G. Other exiting provisions.ഀ
1. Egress from a room or space will not pass through adjoining or interveningഀ
rooms or areas, except where the adjoining rooms or areas are accessory toഀ
the area served. Egress through multiple intervening rooms is acceptable,ഀ
provided all rooms are considered accessory.ഀ
2. Except for dwelling units, exit access will not pass through kitchen areas.ഀ
Exit access from rooms or areas will not pass through storerooms, closetsഀ
or similar uses.ഀ
4. Exit doors will swing in the direction of exit travel when serving anഀ
occupancy load of 50 or more.ഀ
5. Exit signs and exit illumination. Illuminated or self-luminous exit signsഀ
will be provided at stair entrance doors and elsewhere as necessary toഀ
clearly indicate the direction of exit travel. Exit illumination of not lessഀ
than 1 foot-candle provided with backup power from the emergencyഀ
generator, will be provided within exit routes.ഀ
VI. EMERGENCY SIGNAGE (DEFERRED SUBMITTAL)ഀ
A. A sign stating "IN CASE OF FIRE, USE STAIRWAYS FOR EXIT. DO NOT USEഀ
ELEVATOR" will be posted adjacent to each elevator call station. This sign willഀ
also provide a pictorial representation to indicate that the elevator will not operateഀ
during a fire and that exit stairs should be used.ഀ
B. Stairway identification signs will be provided in compliance with the IBC.ഀ
FIRE & LIFE SAFETY REPORT Page 21ഀ
VAIL FRONT DOOR - Building A, B, C and D - Commercial Portion of Projectഀ
VAIL, COLORADO May 23, 2006ഀ
VII. SUPPRESSION SYSTEMSഀ
A. Automatic sprinkler protection.ഀ
Wet-pipe, hydraulically calculated automatic sprinkler systems will beഀ
provided throughout all areas. Where temperatures cannot be maintainedഀ
to prevent freezing of water in the automatic sprinkler system, dry pipeഀ
systems or antifreeze systems will be installed.ഀ
Dry pipe systems are planned for areas such as the ramp entrance, parkingഀ
garage, and loading dock.ഀ
Antifreeze systems have not been identified at this point.ഀ
2. Automatic sprinkler systems will be designed to comply with NFPA 13ഀ
and Town of Vail Amendments. Areas of coverage will be increased by 30ഀ
percent for dry systems. Spacing and location of automatic sprinkler headsഀ
will be modified to account for ceiling slope and ceiling beams. In general,ഀ
systems will be designed as follows:ഀ
a. Light Hazard: 0.10 gpm per square foot over the most remoteഀ
1,500 square feet. The large room rule for the residential units willഀ
not be used.ഀ
b.ഀ
C. Ordinary Hazard (Group 1): 0.15 gpm per square foot over theഀ
most remote 1,500 square feet.ഀ
d. Ordinary Hazard (Group 2): 0.20 gpm per square foot over theഀ
most remote 1,500 square feet.ഀ
3. Hazard classifications by area for the project are as follows:ഀ
Descriptionഀ
Light-ഀ
Hazardഀ
Ord.ഀ
Grou Iഀ
Ord.ഀ
Group 11ഀ
Parkin Garage & Loading Dockഀ
Ram /Tunnelഀ
Xഀ
Parkin Garage/Loading Dockഀ
Xഀ
Spa and Guestroom Additionഀ
Spa Areasഀ
Xഀ
Guest Roomsഀ
Xഀ
Ski Clubഀ
Locker Roomഀ
Xഀ
Ski Storageഀ
xഀ
Lounge/Great Room/Kitchen/Barഀ
xഀ
FIRE & LIFE SAFETY REPORT Page 22ഀ
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VAIL, COLORADO May 23, 2006ഀ
Descriptionഀ
Lightഀ
Hazardഀ
Ord.ഀ
Grou Iഀ
Ord.ഀ
Grou IIഀ
Skier Servicesഀ
Ski Storageഀ
Xഀ
Locker Roomഀ
Xഀ
Great Room/Barഀ
Xഀ
Basket Storageഀ
Xഀ
Rental/Retailഀ
Xഀ
Ticket Offices/Ticket Lobbyഀ
Xഀ
Chaletsഀ
Parkin Garageഀ
Xഀ
Residential Townhouse/Triplexഀ
Xഀ
4. Automatic sprinkler system zones will be designed to coordinate with theഀ
respective building elements and the fire alarm system.ഀ
a. The maximum area per sprinkler zone on any floor level will notഀ
exceed 52,000 square feet or to the limits established by NFPA 13.ഀ
b. The building will be provided with at least one sprinkler systemഀ
isolation valve per floor level and systems will not extend toഀ
multiple floors.ഀ
5. Standpipe systems and hose connections will be provided in those areasഀ
determined necessary through meetings with the Fire Marshal.ഀ
6. Alarm and Trouble Signals.ഀ
a. Water-flow devices will be strategically located to adequatelyഀ
represent each automatic sprinkler zone for alarm notification.ഀ
b. Electrical supervision will be provided on all sprinkler systemഀ
control valves and supervisory air pressure switches.ഀ
C. Central station, off-site monitoring will be provided for all alarm,ഀ
supervisory, and trouble signalsഀ
7. Sprinkler Types.ഀ
a. Quick response standard temperature sprinklers will be usedഀ
throughout all light hazard occupancies. Extended coverage, quickഀ
response horizontal sidewall sprinklers may be utilized inഀ
residential occupancies. Standard response sprinklers will be usedഀ
FIRE & LIFE SAFETY REPORT Page 23ഀ
VAIL FRONT DOOR - Building A, B, C and D - Commercial Portion of Projectഀ
VAIL, COLORADO May 23, 2006ഀ
in all other areas. Flush, semi-recessed, or low profile sprinklersഀ
will be used in all finished areas.ഀ
B. Standpipes.ഀ
The standpipe outlets will be located 60-inches above the floor with hoseഀ
outlets pointed down. The valve outlet will be nominal 2-1/2 inchഀ
diameter with 1-1 /2 inch reducer. The valves will not be of the pressureഀ
regulating type.ഀ
A dry standpipe with FDC will be provided along the south side of theഀ
Chalets.ഀ
C. Water supplies.ഀ
A fire pump is not believed to be necessary for the project and therefore isഀ
not planned at this time. Standpipe demands based on NFPA 14 will beഀ
served by Fire Department apparatus.ഀ
2. Multiple remote fire department connection locations will be coordinatedഀ
with the Fire Department. These fire department connections will beഀ
arranged to supply the sprinkler and standpipe systems throughout theഀ
property. Separate connections will be provided for the sprinkler andഀ
standpipe systems.ഀ
3. Water supply reliability and capability is being increased by providing twoഀ
water supplies for the existing Lodge at Vail and the new Parking Garageഀ
& Loading Dock, Alpine Club, and Skier Services buildings.ഀ
VIII. FIRE DETECTION AND ALARM SYSTEMഀ
A. Fire alarm initiating devices will be addressed to correspond with automaticഀ
sprinkler system zones and the respective elements of the project.ഀ
B. Operation of the fire detection and alarm system will be consistent with the Fireഀ
Alarm and Smoke Management Sequence of Operation Matrix provided as part ofഀ
the fire alarm system design documents.ഀ
C. The system will be fully addressable and distributed using remote annunciationഀ
panels located throughout the project.ഀ
D. Fire Alarm Systems for the Vail Front Door project will be arranged as follows:ഀ
The main Fire Alarm Control Panel (FACP) will be located in the Fireഀ
FIRE & LIFE SAFETY REPORT Page 24ഀ
VAIL FRONT DOOR - Building A, B, C and D - Commercial Portion of Projectഀ
VAIL, COLORADO May 23, 2006ഀ
Command Room in the Ski Club. This panel will be sufficient to monitorഀ
devices located in the new Parking Garage & Loading Dock building, Skiഀ
Club building, and Skier Services building.ഀ
2. A FACP will be located in the lower level of the Chalets to monitor theഀ
fire alarm devices of the Chalets. This panel will be a sub-panel to theഀ
main FACP located at the Ski Club Building.ഀ
3. Annunciation panels will be located at the Lodge at Vail operationഀ
management front desk area as well as at the Lodge South Tower to enableഀ
the fire department to identify alarms activated on the main FACP.ഀ
4. The new Spa and Guestroom Addition will be monitored by the existingഀ
Lodge at Vail fire alarm system.ഀ
The existing fire alarm systems of The Lodge at Vail and the South Towerഀ
Lodge will receive supervisory alarm notification resulting from an alarmഀ
from the main FACP at Ski Club. Likewise, the main FACP at Ski Clubഀ
will receive supervisory alarm notification resulting from an alarm fromഀ
the existing fire alarm system at The Lodge at Vail or the South Towerഀ
Lodge.ഀ
E. Annunciation of all fire alarm system devices will be provided as part of the Fireഀ
Alarm Control Panel at the Fire Command Center located at the Ski Clubഀ
building. In addition, an annunciator will also be provided at hotel operations forഀ
the Lodge at Vail near the main lobby just inside the porte cochere and anഀ
annunciator will be provided at a strategic location in the Lodge South Tower.ഀ
F. All fire alarm circuits will be fully supervised to annunciate alarm supervisory andഀ
trouble conditions as required by NFPA 72.ഀ
G. The fire alarm system will receive fire alarm signals from the following initiatingഀ
devices:ഀ
1. Automatic sprinkler system waterflow indicators.ഀ
2. Area smoke detectors.ഀ
3. Heat detectors.ഀ
4. In-duct and duct type smoke detectors.ഀ
5. Type 1 kitchen hood systems.ഀ
FIRE & LIFE SAFETY REPORT Page 25ഀ
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VAIL, COLORADO May 23, 2006ഀ
6. Manual fire alarm stations.ഀ
H. The main fire alarm system will receive supervisory signals from the followingഀ
devices:ഀ
1. Automatic sprinkler and standpipe system control valve tamper switches.ഀ
2. Smoke detectors within guest rooms and residential units.ഀ
3. Low air supervisory switches for dry-pipe sprinkler systems.ഀ
4. Lodge at Vail existing fire alarm system.ഀ
5. Lodge South Tower existing fire alarm system.ഀ
1. Area smoke detectors will be provided at the following locations. Whereഀ
approved by the Fire Department, alarm verification will be provided for theseഀ
detectors.ഀ
1. Mechanical, electrical, telephone, transformer, elevator, and similarഀ
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 hoist-ways.ഀ
8. All corridors serving residential units or guestrooms.ഀ
9. Within residential units, including guestrooms and residentialഀ
townhouse/triplex units. Smoke detectors will also be provided within theഀ
main living units where sleeping may occur. These detectors will sound aഀ
local alarm within the unit and also report on the appropriate fire alarmഀ
control panel as a supervisory alarm. These devices are smoke detectorsഀ
and are not combination heat/smoke detectors.ഀ
J. Duct type smoke detectors will be provided at the following locations:ഀ
FIRE & LIFE SAFETY REPORT Page 26ഀ
VAIL FRONT DOOR - Building A, B, C and D - Commercial Portion of Projectഀ
VAIL, COLORADO May 23, 2006ഀ
1. Main circulating air duct ahead of any fresh air inlet serving any systemഀ
providing more than 2,000 e n. Where complete area detection isഀ
provided throughout all areas served by an air-handling units, the areaഀ
detectors may be used to shutdown the unit in lieu of in-duct detectors asഀ
allowed by Code.ഀ
K. Manual fire alarm stations will be provided throughout the facility, as required byഀ
the Town of Vail and the International Fire Code.ഀ
L. Residential unit smoke detectors will be interconnected (e.g., all detectorsഀ
annunciate upon any detection activation) and installed in the residential units asഀ
outlined below. These detectors are to be connected to the appropriate fire alarmഀ
system to allow for monitoring. These detectors are intended to alert roomഀ
occupants only.ഀ
Guestrooms and suites.ഀ
a. In sleeping areas.ഀ
2. Residential units.ഀ
a. On the ceiling or wall outside of each separate sleeping area in theഀ
immediate vicinity of bedrooms.ഀ
b. In each room used for sleeping purposes, including the livingഀ
rooms.ഀ
C. On each level at stairs and common space.ഀ
Heat Detectors will be provided:ഀ
1. At all locations requiring area detection where smoke detection is notഀ
suitable for the environment, including the parking garage areas. Heatഀ
detectors will not be provided within the loading dock and ramp/tunnel.ഀ
Heat detection for the parking garage is being provided to allow the ownerഀ
to continue to utilize the parking garage even when the automatic sprinklerഀ
protection may be out of service, as directed by the Town of Vail Fireഀ
Department.ഀ
FIRE & LIFE SAFETY REPORT Page 27ഀ
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VAIL, COLORADO May 23, 2006ഀ
IX. EMERGENCY COMMUNICATION AND ALARM SYSTEMSഀ
A. Voice alarm system.ഀ
1. An emergency voice alarm communication system will be provided inഀ
accordance the proposed local amendments to the International Fire Code.ഀ
2. The Fire Command Center will contain controls for manually activatingഀ
the voice alarm system throughout the Parking Garage & Loading Dock,ഀ
Alpine Club, Skier Services, and the Chalets. The existing fire alarmഀ
system at the Lodge at Vail will provide voice alarm capabilities for theഀ
existing Lodge at Vail including the new Spa and Guestroom Addition.ഀ
The voice alarm/communication system will automatically sound an alertഀ
tone followed by voice instructions in accordance with IBC Sectionഀ
907.2.12.2 and NFPA 72 requirements. The system will be designed andഀ
installed to produce between 80 and 110 dB (minimum 15 dB aboveഀ
ambient) of sound pressure throughout all protected areas.ഀ
4. The voice alarm system, will be interconnected with other sound systemsഀ
(i.e., paging or music) in the protected areas, and will automaticallyഀ
override these systems when activated. The paging and music systems areഀ
to be silenced and not captured for simultaneous rebroadcast.ഀ
B. Audible zones.ഀ
Fire alarm devices will initiate alarms within the building as outlinedഀ
within this report.ഀ
2. Fire alarm priority one alarm will automatically disconnect amplificationഀ
power for areas where live music may be occurring (ballroom, bar, andഀ
possibly restaurant).ഀ
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 impairedഀ
guest rooms and common use areas.ഀ
Visual signaling appliances will be UL Standard 1971 listed and meet theഀ
requirements of ANSI, ADA and NFPA 72.ഀ
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VAIL, COLORADO May 23, 2006ഀ
4. Visual signaling appliances will operate in unison with the voice alarmഀ
system. Visual appliances in accessible units and hearing-impaired guestഀ
rooms will operate with either the voice alarm system or by activation ofഀ
the guest room smoke detector. These appliances will be permanent andഀ
connected to the fire alarm system.ഀ
D. Fire Department phone jacks will be installed in each exit stair to allowഀ
communication between the Fire Command Center and these areas. See Item Eഀ
below.ഀ
E. Recently the Town of Vail has been enforcing the use of a Public Safety Radioഀ
Amplification System for specific buildings. The requirement for a Radioഀ
Amplification System in this project will be discussed with the Fire Marshal. Theഀ
addition of an amDlification system will eliminate the need for fire departmentഀ
phone jacks.ഀ
X. FIRE COMMAND CENTERഀ
A. Although the building is not considered a high-rise structure, the buildingഀ
emergency control equipment will be located in a central location designated asഀ
the Fire Command Center. (See Memorandum of Understanding)ഀ
B. A separate annunciator will be provided at the alternate Fire Department responseഀ
point locations (Lodge at Vail and South Tower Lodge). This annunciator willഀ
provide an alpha-numeric display of all alarms on the system.ഀ
C. Locations of panels in the Fire Command Center will be coordinated by function.ഀ
D. Annunciation of all active fire protection systems will be provided at the Fireഀ
Command Center. The following features will be provided and the followingഀ
devices and systems will be annunciated in the room on indicating panels:ഀ
1. Fire alarm initiating devices (including residential unit smoke detectors).ഀ
2. Annunciation for the fire alarm system.ഀ
3. Public address, voice alarm and fire-fighter's telephone system status andഀ
controls and Public Safety Radio Amplification System.ഀ
4. A direct dial telephone.ഀ
5. A table for reviewing building plans and schematic diagrams.ഀ
.J .ഀ
FIRE & LIFE SAFETY REPORT Page 29ഀ
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6. Schematic building plans, including typical floor plans, egress drawings,ഀ
fire protection systems, smoke management diagrams, fire-fightingഀ
equipment diagrams and fire department access drawings.ഀ
E. Details of all annunciation and control panels, including all face plate details andഀ
graphics, to be installed within the Fire Command Center will be submitted to theഀ
Fire Department for review and approval prior to fabrication and installation.ഀ
Proposed locations of annunciation and control panels will be submitted for Fireഀ
Department review and concurrence prior to any placement of this equipment.ഀ
Proposed equipment dimensions will also be submitted to the Fire Department forഀ
review.ഀ
XI. EMERGENCY POWERഀ
(The need for an emergency generator needs to be determined, taking into considerationഀ
Section 1007.2.1 of the 2003 IBC as well as operation management procedures andഀ
emergency response procedures and needs.)ഀ
XII. ELEVATORSഀ
A. Shaft Protection.ഀ
All elevator hoistways will be of 2-hour construction.ഀ
2. All elevator doors will provide 1-1 /2 hour opening protection.ഀ
B. Hoist-way Venting.ഀ
Elevator shafts that extend through more than three floors will be providedഀ
with vents.ഀ
2. The vent area will be at least 3.5% of the shaft area with at least 3 squareഀ
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. Vents are normally closed and are powered open as a result of the smokeഀ
detector in the top of the elevator shaft initiating a priority one fire alarm.ഀ
C. Elevator Lobbies.ഀ
1. Where elevators open onto rated exit corridors, fire resistive elevatorഀ
lobbies will be provided. Elevator lobby walls will extend from slab toഀ
slab and will provide a fire-resistance rating equal to the rating of theഀ
corridor.ഀ
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May 23, 2006ഀ
2. All elevator lobby doors will be 20-minute fire-rated smoke and draftഀ
assemblies and will be held open by magnetic door releases actuated byഀ
smoke detection.ഀ
Each elevator lobby will be provided with area smoke detector(s) installedഀ
within its/their listing(s).ഀ
4. Combination fire/smoke dampers will be installed on all ducts thatഀ
penetrate lobby walls.ഀ
D. Activation of an elevator lobby, elevator machine room, or top of elevatorഀ
hoistway smoke detector, will cause automatic recall of all elevators serving thatഀ
bank to return nonstop to the main floor (Phase I). Manual control for elevatorഀ
recall will also be provided. If the designated elevator lobby detector activates,ഀ
elevator recall will be to the alternate floor as designated by the Fire Department.ഀ
E. Manual Overrides.ഀ
A 3-position (on/off/bypass) key-operated switch will be provided at gradeഀ
level for each bank of elevators for emergency override.ഀ
2. A 3-position (on/off/hold) key-operated switch will be provided insideഀ
each elevator cab.ഀ
Elevator keys will be provided for Fire Department use in case ofഀ
emergency in a key box in the Fire Command Center.ഀ
F. Fire and Emergency Elevator.ഀ
Main service elevator will be determined and will access all levels and beഀ
available for fire and emergency use (Phase II) and considered primaryഀ
emergency elevator(s).ഀ
2. The controls will be designed so that key switches at the proper floorഀ
elevator vestibule will recall the elevator to the main floor.ഀ
As required by the Building Code the size of the primary emergencyഀ
elevator(s) will be able to accommodate a 24-inch-by-76-inch stretcher inഀ
its horizontal position. A minimum clear opening width of 42 inches willഀ
be provided. The design team has met with the TOV Building Department,ഀ
Elevator Inspector and TOV Emergency Services to discuss the increasedഀ
size of ambulance stretchers. Currently the elevators are not beingഀ
changed to accommodate the increased stretcher size.ഀ
G. Each elevator machine room will be provided with smoke detector(s) installedഀ
within its/their listing(s).ഀ
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VAIL, COLORADO May 23, 2006ഀ
EMERGENCY OPERATION MANAGEMENT PLANഀ
The Primary Access Staging point for an alarm received from the Parking Garage & Loadingഀ
Dock building, Ski Club building, or Skier Services building will be the roundabout just in frontഀ
of the Ski Club main entrance. The Parking Garage & Loading Dock building, Ski Club, andഀ
Skier Services will be provided a fire alarm with the main Fire Alarm Control Panel (FACP) toഀ
be located in the Ski Club.ഀ
The Chalets will be provided a fire alarm system with the FACP to be located in or near theഀ
lower level of the residential parking garage. This system will be a sub-system to the main FACPഀ
located at the Alpine Club, thereby, permitting the main FACP to annunciate an address for everyഀ
device in the Chalets.ഀ
The Spa and Guestroom Addition of Lodge at Vail will be provided with an extension of theഀ
existing fire alarm system of the Lodge at Vail. The Spa and Guestroom Addition will beഀ
monitored by the Lodge at Vail fire alarm system and managed (response) by the Lodge at Vailഀ
management staff.ഀ
The South Lodge Tower will continue to be monitored by the existing fire alarm system at Southഀ
Lodge Tower. If a new fire alarm system is provided for South Lodge Tower as part of theഀ
remodel planned, it will monitor the South Lodge Tower.ഀ
The Lodge at Vail and South Lodge Tower will be provided with remote annunciator panels fromഀ
the main FACP located in the Ski Club. This will provide the management staffs of thoseഀ
facilities the ability to identify an alarm occurring in the Parking Garage & Loading Dock, Skiഀ
Club, Skier Services, and Chalets. But more importantly, it will give the Fire Department theഀ
ability to assess an alarm occurring at Vail Front Door from these remote locations.ഀ
PERIODIC OPERATION AND MAINTENANCEഀ
Qualified individuals acceptable to the Fire Department will regularly test all active fireഀ
protection systems and devices in accordance with applicable codes and standards. Records ofഀ
all maintenance and testing will be retained on site and presented to authorized representativesഀ
upon request.ഀ
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VAIL, COLORADOഀ
CONCLUSIONഀ
May 23, 2006ഀ
This report provides general fire protection guidelines developed for the Vail Front Door projectഀ
in Vail, Colorado. Working drawings and specifications will be coordinated to comply with theഀ
fire protection features outlined in this document.ഀ
Prepared by:ഀ
BCER ENGINEERING, INC.ഀ
May 23, 2006ഀ
Stephen Rondinelli, AIA Dateഀ
Associate/Director of Fire Protection and Life Safetyഀ