HomeMy WebLinkAboutManor Vail Correspondence InformationCONFERENCE RECORDഀ
PROJECT: Manor Vail Lodgeഀ
BY: Corey Rhodesഀ
PERSON CONSULTED: Charlie Davisഀ
PURPOSE OF CONTACT: Parking Garage Exhaustഀ
PRESENT:ഀ
BEAUDINഀ
GANZEഀ
Consulting Engineers, Inc. ro/ഀ
DATE: 9/22/04ഀ
TIME: 12:30ഀ
PROJECT#: 8050.00ഀ
FIRM: Town of Vailഀ
PHONE 970-479-2142ഀ
® TELEPHONE CONVERSATION ❑ MEETING MINUTESഀ
THE FOLLOWING WAS DISCUSSED:ഀ
1. BGCE is working on an underground parking garage design at Manor Vail Lodge. Aഀ
question was raised to the Town of Vail regarding the termination point of the exhaustഀ
from the underground parking structue. BGCE asked if the Town of Vail wouldഀ
consider thexhaust from the garage as Environmental Air.ഀ
2. Charlie responded that because the air contains carbon monoxide he would notഀ
consider it Environmental Air, the exhuast from the garage should be consideredഀ
Other Product-Conveying exhaust.ഀ
3. Corey acknowledged and agreed with that assessment and stated that his concern wasഀ
that in Section 502.7.3.6 of the 2003 IMC Other Product-Conveying exhaust was toഀ
terminate 10 feet above adjoining grade and that an exhaust termination in the parkഀ
above the parking garage could create some challenges.ഀ
4. Charile responded that his main concern is that the termination be 10 feet from anyഀ
openings into a building and 10 feet from the property line.ഀ
5. Corey agreed to those terms.ഀ
6. Corey also was concerned about the ambiguity of Section 404 of the 2003 IMC. It isഀ
not clear if continuous exhaust is required if an automatic system to control COഀ
concentration is installed.ഀ
7. Charlie agreed that this code section is confusing and is going to work on getting aഀ
clarification of this code section.ഀ
The above is considered correct unless response to the contrary is received within 5 daysഀ
from the above date.ഀ
END OF CONFERENCE RECORDഀ
cc:ഀ
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www.bece.comഀ
C ADOC UM E-1 \ADM I N I-1 10CALS-1 \Temp\XPgrpwise\8050-CR01 C R. docഀ
7~RJR"ഀ
ROLF JENSEN & ASSOCIATES, INC.ഀ
FIRE PROTECTION ENGINEERING CONSULTANTSഀ
MANOR VAIL LODGEഀ
Town of Vail Building and Fire Department Meetingഀ
Agendaഀ
November 9, 2004ഀ
Scheduled 10:30 -12:00 noonഀ
It will be important that the meeting follows the order of this agenda. Several of theഀ
subjects later in the agenda depend greatly on the discussions planned earlier in theഀ
agenda. It will be key that we stay focused on the sequence of our discussions.ഀ
PROJECT OVERVIEW:ഀ
Presentation of the overall project. Specifically those areas where an additional level isഀ
planned needs to be identified. Through conversations with Mike McGee it becameഀ
clear that he is aware of only a portion of these areas (Buildings D,E, and F).ഀ
ACTUAL BUILDING AREA PLANNED:ഀ
Presentation of drawings and building areas identified. Discussion of number ofഀ
buildings is expected.ഀ
ALLOWABLE AREA PER 2003 IBC:ഀ
Type of construction and allowable area discussion as it relates to Table 503 and theഀ
allowable height and area increases in Sections 504 and 506 of the IBC.ഀ
A related and separate discussion is expected pertaining to the use of NFPA 13 orഀ
NFPA 13R automatic sprinkler systems. Where each is planned/expected and howഀ
height and area increases are related.ഀ
EXPECTATION OF DEMISING WALLSഀ
Discussion of how demising walls between dwelling units and between dwelling unitsഀ
and corridors is expected to be treated.ഀ
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A SUBSIDIARY OF THE RJA GROUP, INC.ഀ
Manor Vail Accessibility Code Reviewഀ
December 6, 2004ഀ
Chapter 11 of the 2003 International Building Code (IBC) is the chapter that determinesഀ
the extent of accessibility within buildings. Chapter 34 determines the complianceഀ
required for existing buildings as they are modified or added to. The following areഀ
selections from the code that we have used to determine the accessibility requirementsഀ
relative to new and existing residential dwelling unit construction at the Manor Vailഀ
Condominiums Renovation Project.ഀ
Manor Vail is primarily a R-2 occupancy (non transient multi-family occupancy)ഀ
Chapter 2 DEFINITIONSഀ
DWELLING UNIT. A single unit providing complete, independent living facilities forഀ
one or more persons, including permanent provisions for living, sleeping, eating, cookingഀ
and sanitation.ഀ
SLEEPING UNIT. A room or space in which people sleep, which can also includeഀ
permanent provisions for living, eating, and either sanitation or kitchen facilities but notഀ
both. Such rooms and spaces that are also part of a dwelling unit are not sleeping units.ഀ
Section 1103 SCOPING REQUIREMENTSഀ
1103.2.2 Existing Buildings: Existing Buildings shall conform to Section 3409ഀ
Section 3409 ACCESSIBILITY FOR EXISTING BUILDINGSഀ
3409.1 Scope. The provisions of Sections 3409.1 through 3409.8 apply toഀ
maintenance, change of occupancy, additions and alterations to existing buildings,ഀ
including those identified as historic buildings.ഀ
Exception: Type B dwelling or sleeping units required by Section 1107 are notഀ
required to be provided in existing buildings and facilities.ഀ
This states that the existing units and sleeping areas at Manor Vail are exempt fromഀ
any required upgrade to a Type B unit (essentially and adaptable unit per the FFHA)ഀ
regardless of if it is updated for maintenance, change of occupancy, added to orഀ
altered.ഀ
3409.7.7 Dwelling or sleeping units. Where I-1, 1-2,1-3, R-1, R-2 or R-4 dwelling orഀ
sleeping units are being altered or added, the requirements of Section 1107 forഀ
Accessible or Type A units and Chapter 9 for accessible alarms apply only to theഀ
quantity of spaces being altered or added.ഀ
The existing dwelling units at Manor Vail are being neither altered nor added, soഀ
would not have to be modified to Type A nor accessible units. For the purposes ofഀ
this review it is assumed that the town mandated addition of sprinkler and alarmഀ
upgrades were not intend to be viewed as alterations or additions.ഀ
Manor Vail Accessibility Code Review December 6, 2004ഀ
Section 1107 DWELLING UNITS AND SLEEPING UNITSഀ
1107.6.2 Group R-2. Accessible units, Type A units and Type B units shall beഀ
provided in occupancies in group R-2 in accordance with Sections 1107.6.2.1 andഀ
1107.6.2.2. Only Section 1107.6.2.1 applies to Manor Vail.ഀ
1107.6.2.1 Apartment houses, monasteries and convents. Type A and Type B unitsഀ
shall be provided in apartment houses, monasteries and convents in accordance withഀ
Sections 1107.2.1.1 and 1107.2.1.2.ഀ
1107.2.1.1 Type A units. In occupancies in Group R-2 containing more than 20ഀ
(emphasis added) dwelling units or sleeping units, at least 2%, but not less than one,ഀ
of the units shall be a Type A unit. All units on a site shall be considered toഀ
determine the total number of units and the required number of Type A units. Type Aഀ
units shall be dispersed among the various classes of units.ഀ
Exceptions:ഀ
2. Existing structures on a site shall not contribute to the total number ofഀ
units on a site.ഀ
Exception number 2 exempts the existing Manor Vail units from the calculation toഀ
determine the number of Type A units. There are 17 new units planned for Manorഀ
Vail, which is less that the 20 indicated as the minimum required to trigger theഀ
addition of a Type A unit, therefore there are no Type A units required for thisഀ
project.ഀ
1107.2.1.2 Type B units. Where there are four or more dwelling units or sleepingഀ
units intended to be occupied as a residence in a single structure, every dwelling unitഀ
and sleeping unit intended to be occupied as a residence shall be a Type B unit.ഀ
There are 17 new units planned for Manor Vail divided into what will become 2ഀ
buildings, therefore all new units will be constructed to meet the Type B unitഀ
requirements as outlined in Chapter 11.ഀ
In conclusion we believe that the code clearly requires the new dwelling units builtഀ
with the Manor Vail project to be Type B units, but that there is no requirement forഀ
any Type A or accessible units as defined by the code.ഀ
Page 2 of 2ഀ
Manor Vail Allowable Height and Area Code Reviewഀ
February 4, 2005ഀ
Chapter 5 of the 2003 International Building Code (IBC) is the chapter that determines theഀ
allowable height and area to be built. The following are excerpts from the code that we used toഀ
determine the allowable height and area for Manor Vail.ഀ
As a basis for determining the height and area requirements, the Manor Vail project is assumed toഀ
be of Type V-A construction (based upon discussions and a site walk with Mike McGee), and isഀ
classified as an R-2 Occupancy Group.ഀ
CHAPTER 5: GENERAL BUILDING HEIGHTS AND AREASഀ
Section 503: General Height and Area Limitationsഀ
503.1 General. The height and area for buildings of different construction types shall be governedഀ
by the intended use of the building and shall not exceed the limits in Table 503 except asഀ
modified hereafter. Each part of a building included within the exterior walls or the exterior wallsഀ
and fire walls where provided shall be permitted to be a separate building.ഀ
Using Table 503, Type V-A construction with Occupancy Group R-2 is allowed a maximumഀ
height of 50 feet at 3 stories, with a tabular area (At) of 12,000 square feet per floor, subject toഀ
available increases under Sections 504 and 506.ഀ
Section 504: Height Modificationsഀ
504.1 General. The heights permitted by Table 503 shall only be increased in accordance withഀ
this section.ഀ
504.2 Automatic Sprinkler Increase. For buildings protected throughout with an approvedഀ
automatic sprinkler system installed in accordance with Section 903.3.1.1, the value specified inഀ
Table 503 for maximum height is increased by 20 feet (6096 mm) and the maximum number ofഀ
stories is increased by one story. These increases are permitted in addition to the area increase inഀ
accordance with Sections 506.2 and 506.3. For Group R buildings protected throughout with anഀ
approved automatic sprinkler system installed in accordance with Section 903.3.1.2, the valueഀ
specified in Table 503 for maximum height is increased by 20 feet (6096 mm) and the maximumഀ
number of stories is increased by one story, but shall not exceed 4 stories or 60 feet (18,288 mm),ഀ
respectively.ഀ
Section 903.3.1.1 NFPA 13 Sprinkler Systems. Where the provisions of this codeഀ
require that that a building or portion thereof be equipped throughout with an automaticഀ
sprinkler system in accordance with Section 903.3.1.1, sprinklers shall be installedഀ
throughout in accordance with NFPA 13.ഀ
Section 903.3.1.2 NFPA 13R Sprinkler Systems. Where allowed in buildings of groupഀ
R, up to and including four stories in height, automatic sprinkler systems shall beഀ
installed throughout in accordance with NFPA 13R.ഀ
Based upon previous discussions Manor Vail is being sprinklered in accordance with NFPAഀ
13R, and thus is in accordance with Section 903.3.1.2. Therefore, Manor Vail is allowed anഀ
increase in height to 60 feet, and 4 stories under Section 504.ഀ
Section 506: Area Modificationsഀ
506.1 General. The areas limited by Table 503 shall be permitted to be increased due to frontageഀ
(If) and automatic sprinkler system protection (Is) in accordance with the following:ഀ
Aa = At + [Atlf/100] + [Atls/100] (Equation 5-1)ഀ
Where:ഀ
Aa = allowable area per floor (square feet)ഀ
At = tabular area per floor in accordance with Table 503 (square feet)ഀ
If = area increase due to frontage (percent) as calculated in accordance with Section 506.2ഀ
Is = area increase due to sprinkler protection (percent) as calculated in accordance withഀ
section 506.3.ഀ
506.2 Frontage Increase. Every building shall adjoin or have access to a public way to receive anഀ
area increase for frontage. Where a building has more than 25 percent of its perimeter on a publicഀ
way or open space having a minimum width of 20 feet (6096 mm), the frontage increase shall beഀ
determined in accordance with the following:ഀ
If = 100 * [F/P - 0.25] * W/30 (Equation 5-2)ഀ
For Manor Vail: ff = 100 * [1550.4112824.78 - 0125] * 30130ഀ
Where:ഀ
If = area increase due to frontageഀ
F = building perimeter which fronts on a public way or open space having 20 feet (6096 mm)ഀ
open minimum width (feet). (Manor Vail equals 1,550.41)ഀ
P = perimeter of entire building (feet) (Manor Vail equals 2,824.78)ഀ
W = minimum width of public way or open space (feet) in accordance with Section 506.2.1.ഀ
(Manor Vail equals 30)ഀ
Section 1002.1 Definitions: Public Way. A street, alley or other parcel of land open to theഀ
outside air leading to a street, that has been deeded, dedicated or otherwise permanentlyഀ
appropriated to the public for public use and which has a clear width and height of not less thanഀ
10 feet.ഀ
506.2.1 Width Limits. W must be at least 20 feet (6096 mm) and the quantity of W divided by 30ഀ
shall not exceed 1.0. Where the value of W varies along the perimeter of the building, theഀ
calculation performed in accordance with Equation 5-2 shall be based on the weighted average ofഀ
each portion of exterior wall and open space where the value if W is between 20 and 30 feetഀ
(6096 and 9144 mm).ഀ
The southwest side of the DEF buildings, the north and south side of the AIB building and theഀ
southwest side of C building al Manor Vail front open space in excess of 30 feet in width, 30ഀ
feet was used for the calculation. Using the above fornnrla, the II factor for° Manor Vailഀ
calculates to 29.886.ഀ
506.3 Automatic Sprinkler System Increase. Where a building is protected throughout with anഀ
approved automatic sprinkler system in accordance with Section 903.3.1.1, the area limitation inഀ
Table 503 is permitted to be increased by 200 percent (Is = 200 percent) for multistory buildingsഀ
and an additional 300 percent (Is = 300 percent) for single story buildings. These increases are inഀ
addition to the height and story increases in accordance with Section 504.2.ഀ
Manor Vail will be equipped with a sprinkler system that meets or exceeds Section 903.3.1.2ഀ
(NFPA 13R), and thus does not qualify for this increase. This increase is only available toഀ
buildings that meet Section 903.3.1.1 (NFPA 13).ഀ
Calculations Based on Equation 5-1 from paragraph 506.1 above:ഀ
Aa = At + [AtIf/100] + [AtIs/100] (Equation 5-1)ഀ
For Manor Vail: Aa = 12,000 + [12, 000 *29.8861100] + 0ഀ
Where:ഀ
Aa = allowable area per floor (square feet)ഀ
At = tabular area per floor in accordance with Table 503 (square feet) (Manor Vail equalsഀ
12, 000 square feet)ഀ
If = area increase due to frontage (percent) as calculated in accordance with Section 506.2ഀ
(Manor Vail is calculated with an If of 29.886)ഀ
Is = area increase due to sprinkler protection (percent) as calculated in accordance withഀ
section 506.3. (Manor Vail does not qualify for this allowance)ഀ
Manor Vail is allowed an area (Aa) (?f'15,586.32 square feet per floor.ഀ
506.4. Area Determination. The maximum area of a building with more than one story shall beഀ
determined by multiplying the allowable area per floor (Aa), as determined in Section 506.1 byഀ
the number of stories as listed below.ഀ
1. For two story buildings multiply by 2.ഀ
2. For three story or higher buildings multiply by 3.ഀ
3. No story shall exceed the allowable area per floor (Aa) as determined in Section 506.1 forഀ
the occupancies on that floorഀ
Exceptions:ഀ
2. The maximum area of a building equipped throughout with an automatic sprinkler systemഀ
in accordance with Section 903.3.1.2 shall be determined by multiplying the allowable areaഀ
per floor (Aa), as determined in Section 506. 1, by the number of stories.ഀ
Using the calculated allowable area (Aa) per floor for Manor Vail of 15,586 32 square feetഀ
and multiplving it by 4 stories (as allowed under Exception 2 for NFPA 13R) yields a totalഀ
maximum area of building of 62,345.28 square feet.ഀ
Summaryഀ
The overall area of Building C is 58,962 with a maximum floor area of 15,0 70 square, feet on oneഀ
level, and thus can qualify as one building.ഀ
The overall area of Building AIB is 82,586 square feet with a maximum floor area of 32,179ഀ
square feet on one level, and thus needs to be divided into two (2) separate buildings. We proposeഀ
to divide the building using the existing concrete or CMU wall between building A and theഀ
restaurant as a separation wall and continue this through the new construction.ഀ
The overall area of Buildings D, E and F combined is 91,205 square feet with a maximum floorഀ
area of 24,734 square feet for one floor across all three buildings, and thus these three buildingsഀ
need to be divided. The areas at Level 4 (new construction) including new connectors, whereഀ
there is no division into two (2) buildings that would yield a floor below the required 15,586.32ഀ
square feet. Combining D and E plus connector is 16,165 square feet, while combining E and Fഀ
plus connector is 15,758 square feet. The connector between the E and F buildings is one unitഀ
with two levels and should not count in the 41h floor area calculation. The result is the need toഀ
divide these three buildings into 2 buildings.ഀ
FIRE BARRIERS AND DRAFTSTOPSഀ
DRAFTSTOP. A material, device or construction installed to restrict the movement of air within openഀ
spaces of concealed areas of building components such as crawl spaces, floor/ceiling assemblies,ഀ
roof/ceiling assemblies and attics.ഀ
SECTION 708ഀ
FIRE PARTITIONSഀ
708.1 General. The following wall assemblies shall comply with this section.ഀ
1. Walls separating dwelling units in the same building.ഀ
2. Walls separating sleeping units in occupancies in Group R-1, hotel occupancies, R-2 and I-1.ഀ
3. Walls separating tenant spaces in covered mall buildings as required by Section 402.7.2.ഀ
4. Corridor walls as required by Section 1016.1.ഀ
708.4 Continuity. Fire partitions shall extend from the top of the floor assembly below to theഀ
underside of the floor or roof slab or deck above or to the fire-resistance-rated floor/ceiling orഀ
roof/ceiling assemble above, and shall be securely attached thereto. If the partitions are notഀ
continuous to the deck, and where constructed of combustible construction, the space between theഀ
ceiling and the deck above shall be fireblocked or draftstopped in accordance with Sections 717.2.1ഀ
and 717.3.1 at the partition line. The supporting construction shall be protected to afford theഀ
required fire-resistance rating of the wall supported, except for tenant and sleeping unit separationഀ
walls and exit access corridor walls in buildings of Type IIB, 1116 and VB construction.ഀ
Exceptions:ഀ
1. The wall need not be ex tended into the crawl space below where the floor above the crawl space has aഀ
minimum I-hour fire-resistance rating.ഀ
2. Where the room side fire-resistance-rated membrane of the corridor is carried through to the underside ofഀ
a fire-resistance-rated floor or roof above, the ceiling of the corridor shall be permitted to be protected byഀ
the use of ceiling materials as required for a 1-hour fire-resistance-rated floor or roof system.ഀ
3. Where the corridor ceiling is constructed as required for the corridor walls, the walls shall be permittedഀ
to terminate at the upper membrane of such ceiling assembly.ഀ
4. The fire partition separating tenant spaces in a mall, complying with Section 402.7.2, is not required toഀ
extend beyond the underside of a ceiling that is not part of a fire-resistance-rated assembly. A wall is notഀ
required in attic or ceiling spaces above ten ant separation walls.ഀ
5. Fireblocking or draftstopping is not required at the partition line in Group R-2 buildings that do not ex-ഀ
ceed four stories in height provided the attic space is subdivided by draftstopping into areas not exceedingഀ
3,000 square feet (279 ma) or above every two dwelling units, which ever is smaller.ഀ
6. Fireblocking or draftstopping is not required at the partition line in buildings equipped with anഀ
automatic sprinkler system installed through out in accordance with Section 903.3.1.1 or 903.3.1.2ഀ
provided that automatic sprinklers are installed in combustible floor/ceiling and roof/ceiling spaces.ഀ
717.3 Draftstopping in floors. In combustible construction, draftstopping shall be installed to subdivideഀ
floor/ceiling assemblies in the locations prescribed in Sections 717.3.2 through 717.3.3.ഀ
717.3.1 Draftstopping materials. Draftstopping materials shall not be less than 0.5-inch (12.7 mm)ഀ
gypsum board, 0.375-inch (9.5 mm) wood structural panel, 0.375-inch (9.5 mm) particleboard or otherഀ
approved materials adequately supported. The integrity of draftstops shall be maintained.ഀ
717.3.2 Groups R-1, R-2, R-3 and R-4. Draftstopping shall be provided in floor/ceiling spaces inഀ
Group 11-1 buildings, in Group R-2 buildings as applicable in Section 101.2 with three or moreഀ
dwelling units, in Group R-3 buildings as applicable in Section 101.2 with two dwelling units and inഀ
Group R-4 buildings. Draftstopping shall be located above and in line with the dwelling unit andഀ
sleeping unit separations.ഀ
Exceptions:ഀ
1. Draftstopping is not required in buildings equipped through out with an automatic sprinklerഀ
system in accordance with Section 903.3.1.1.2. Draftstopping is not required in buildings equippedഀ
through out with an automatic sprinkler system in accordance with Section 903.3.1.2, provided thatഀ
automatic sprinklers are also installed in the combustible concealed spaces.ഀ
717.3.3 Other groups. In other groups, draftstopping shall be in stalled so that horizontal floor areas do notഀ
exceed 1,000 square feet (93 mz).ഀ
Exception: Draftstopping is not required in buildings equipped through out with an automatic sprinklerഀ
system in accordance with Section 903.3.1.1.ഀ
717.4 Draftstopping in attics. In combustible construction, draftstopping shall be installed to subdivideഀ
attic spaces and concealed roof spaces in the locations prescribed in Sections 717.4.2 and 717.4.3.ഀ
Ventilation of concealed roof spaces shall be maintained in accordance with Section 1203.2.ഀ
717.4.1 Draftstopping materials. Materials utilized for draftstopping of attic spaces shall comply withഀ
Section 717.3.1.ഀ
717.4.1.1 Openings. Openings in the partitions shall be protected by self-closing doors with automaticഀ
latches constructed as required for the partitions.ഀ
717.4.2 Groups R-1 and R-2. Draftstopping shall be provided in attics, mansards, overhangs or otherഀ
concealed roof spaces of Group R-2 buildings with three or more dwelling units and in all Group R-1ഀ
buildings. Draftstoppin; shall be installed above, and in line with, sleeping unit and dwelling unitഀ
separation walls that (Io not ex tend to the underside of the roof sheathing above.ഀ
Exceptions:ഀ
1. Where corridor walls provide a sleeping unit or dwelling unit separation, draftstopping shall only beഀ
required above one of the corridor walls.ഀ
2. Draftstopping is not required in buildings equipped through out with an automatic sprinklerഀ
system in accordance with Section 903.3.1.1.ഀ
3. In occupancies in Group R-2 that do not exceed four stories in height, the attic space shall be subdividedഀ
by draftstops into areas not exceeding 3,000 square feet (279 mz) or above every two dwelling units, whichഀ
ever is smaller.ഀ
4. Draftstopping is not required in buildings equipped through out with an automatic sprinkler system inഀ
accordance with Section 903.3.1.2, provided that automatic sprinklers are also in stalled in the combustibleഀ
concealed spaces.ഀ
717.4.3 Other groups. Draftstopping shall be in stalled in attics and concealed roof spaces, such that anyഀ
horizontal area does not exceed 3,000 square feet (279 m2).ഀ
Exception: Draftstopping is not required in buildings equipped through out with an automatic sprinklerഀ
system in accordance with Section 903.3.1.1.ഀ
NFPA 13 - FIRE SPRINKLER PROTECTION IN CONCEALED COMBUSTIBLEഀ
CONSTRUCTIONഀ
8.14.1.21 Concealed Spaces Not Requiring Sprinkler Protection.ഀ
8.14.1.2.1 Noncombustible and limited combustible concealed spaces with no combustible loading havingഀ
no access shall not require sprinkler protection. The space shall be considered a concealed space even withഀ
small openings such as those used as return air for a plenum.ഀ
8.14.1.2.2 Noncombustible and limited combustible concealed spaces with limited access and notഀ
permitting occupancy or storage of combustibles shall not require sprinkler protection. The space shall beഀ
considered a concealed space even with small openings such as those used as return air for a plenum.ഀ
8.14.1.2.3 Concealed spaces formed by studs or joists with less than 6 in. (152 mm) between the inside orഀ
near edges of the studs or joists shall not require sprinkler protection. (See Figure 8.6.4.1.5.1.)ഀ
8.14.1.2.4 Concealed spaces formed by bar joists with less than 6 in. (152 mm) between the roof or floorഀ
deck and ceiling shall not require sprinkler protection.ഀ
8.14.1.2.5 Concealed spaces formed by ceilings attached directly to or within 6 in. (152 mm) of wood joistഀ
construction shall not require sprinkler protection.ഀ
8.14.1.2.6* Concealed spaces formed by ceilings attached to composite wood joist construction eitherഀ
directly or onto metal channels not exceeding 1 in. in depth, provided the joist channels are firestopped intoഀ
volumes each not exceeding 160 ft3 (4.53 m3) using materials equivalent to the web construction and atഀ
least 3'/2 in. of batt insulation is installed at the bottom of the joist channels when the ceiling is attachedഀ
utilizing metal channels, shall not require sprinkler protection.ഀ
8.14.1.2.7 Concealed spaces entirely tilled with noncombustible insulation shall not require sprinklerഀ
protection.ഀ
MANOR VAIL CONDOMINIUM RESORT RENOVATIONഀ
Meeting Purpose:ഀ
Discussions with TOV Building and Fire Departmentsഀ
Date of Meeting:ഀ
April 5, 2005ഀ
Meeting Location:ഀ
Town of Vail Community Developmenഀ
t Conference Roomഀ
Attendees:ഀ
Charlie Davisഀ
TOVഀ
Town of Vail Building Departmentഀ
Chris Gunionഀ
TOVഀ
Town of Vail Building Departmentഀ
Mike McGeeഀ
TOVഀ
Town of Vail Fire Departmentഀ
Mike Vaughanഀ
TOVഀ
Town of Vail Fire Departmentഀ
Perry Matthewsഀ
BFPEഀ
Burgess Fire Protection Engineeringഀ
Dick Funkഀ
EWPഀ
East West Partnersഀ
Andy Gunionഀ
EWPഀ
East West Partnersഀ
Christian Ekstromഀ
RANAഀ
RA Nelson & Associatesഀ
Brian Sipesഀ
ZAAഀ
Zehren & Associatesഀ
Alice C. Santmanഀ
ZAAഀ
Zehren & Associatesഀ
Additional Distribution:ഀ
Bob McClearyഀ
MVഀ
Manor Vailഀ
Chuck Madisonഀ
EWPഀ
East West Partnersഀ
Lloyd Bishopഀ
MVഀ
Manor Vailഀ
ZAA Teamഀ
ZAAഀ
Zehren & Associatesഀ
The purpose of this meeting was to present information gathered about the existing building and theഀ
Manor Vail Development Team's proposal and strategy to satisfy the building and fire departmentഀ
concerns relative to life safety for the project. The options, discussions and decisions made by the teamഀ
will be memorialized in a revised MOU about the project that will be prepared by Perry Matthews andഀ
presented to the team for review within 2 weeks.ഀ
Discussions and Decisions:ഀ
1. ZAA presented that a review of the original construction documents indicates that the originalഀ
building was constructed with 5/8" gypsum board at interior partitions, party walls, exterior wallsഀ
(inside face only), ceilings and beneath stairways. Given this construction method, the teamഀ
agreed that these existing assemblies closely resemble that of 1-hour construction.ഀ
2. The team also agreed that the exposed timber roof framing of the D, E and F buildings closelyഀ
resembles that of timber frame construction. Due to various remodels over the years some of thisഀ
framing is completely exposed and some remains partially concealed at the unit kitchens andഀ
baths. In all cases this construction is concealed at the building hallway.ഀ
3. The exterior wall construction will be upgraded to an assembly closely resembling or exactlyഀ
matching that of one-hour construction through the addition of new finish materials on theഀ
exterior. These new finish materials are either 7/8" cement stucco, cementitious siding, or stoneഀ
veneer. The team will research the assembly options and present their construction along with theഀ
MOU.ഀ
It is generally understood that the existing building probably contains additional concealedഀ
violations. The team and the TOV agreed to a general outline of addressing these conditions, asഀ
they are uncovered. It is also generally understood that if a violation is not uncovered, it isഀ
unknown and therefore unaddressed.ഀ
a. If a violation is uncovered and reasonably accessible, the team will correct the violation.ഀ
b. If the violation is uncovered, observed, but is inaccessible the team and buildingഀ
department will record the violation and its location so that it may be addressed in theഀ
future as new work is performed.ഀ
April 17, 2005 Pagel of 3ഀ
c. The team and Manor Vail HOA will draft language to be presented to existing and futureഀ
owners that alerts them to the fact that violations exist or may exist and that theseഀ
violations will be required to be corrected should they perform any remodel work.ഀ
On November 16`h members of the team walked the project with Chief McGee and identifiedഀ
many existing violations of fire resistive construction practices and other existing buildingഀ
construction problems. These discussions and observations were memorialized in a letter draftedഀ
by RA Nelson on February 3`d. This letter should not be considered exhaustively researched,ഀ
rather to be an understanding of the types of violations observed and general types of concernsഀ
the fire and building departments have with the existing construction.ഀ
a. Conditions outlined in the memo and other similar readily accessible and observableഀ
conditions and violations are considered maintenance items and it is the team's intentionഀ
to have these remedied as quickly as possible throughout this spring, summer and fall.ഀ
6. Given the above, the building department generally agreed that the existing buildingsഀ
construction would conform to that of Type 5-A construction and an upgraded, NFPAഀ
conforming sprinkler system is not required to substitute for the construction type.ഀ
7. The project team will research sprinkler lines installed by Mountain States in the hallways ofഀ
Buildings D, E & F to determine if they are capped at the main line in the halls or are run intoഀ
soffits at ceiling areas of each unit. Additionally, if a 2'-0" wide strip of ceiling were to beഀ
removed in the common hallways and draft stops to units appear to be missing, it would not beഀ
considered "accessible" as previously defined. Due to anticipated electrical and plumbing lines,ഀ
which would also be encountered, it would not be accessible to install continuous draft stops inഀ
these areas.ഀ
8. The allowable area for the project was discussed and the impact on upgrading the sprinklerഀ
system from NFPA 13R to 13.ഀ
a. The ground floor of the A and B buildings combined exceeds that allowed for a floorഀ
under NFPA 13R. This building will therefore be sprinkled to NFPA 13 standards.ഀ
i. The existing violations of concealed combustible construction are addressed laterഀ
in this memo.ഀ
b. An area separation (fire wall) will be constructed between buildings AB and C and alsoഀ
between AB and D (on the D side) thereby creating at least 3 distinct buildings.ഀ
c. Building C will likely be sprinkled to NFPA 13R standards.ഀ
d. The team has two options for buildings D, E and F.ഀ
i. Sprinkle these to NFPA 13 and maintain them as one unit, requiring theഀ
sprinkling of the concealed spaces or,ഀ
ii. Create a fire wall and divide them into two buildings protected with NFPA 13Rഀ
standards, not sprinkling the concealed spaces and requiring the installation ofഀ
Fire Barriers (draft stops) at party and corridor walls as exposed or through futureഀ
remodels.ഀ
e. ZAA will review the options and recalculate the frontage once the firewalls are located.ഀ
It was noted that there are exceptions in the code that allow some flexibility in the construction ofഀ
firewalls and how they terminate. It was also noted that they impact the use of windows for aഀ
distance to either side. ZAA will investigate.ഀ
April 17, 2005 Page 2 of 3ഀ
10. The TOV fire department is still awaiting assurances that the existing fireplaces will all beഀ
converted to gas fireplaces. The team informed Mike that roughly 2/3 of these conversions tookഀ
place last fall and the building department issued permits for this construction. Mike will notഀ
allow the project to be permitted with any remaining wood burning or gas log inserts in place.ഀ
11. Mike noted that he is aware of many non-rated ceiling light fixtures that are in contact withഀ
combustible construction (one example is paper facing in contact with the fixture). The teamഀ
must remedy all of these conditions. In many cases it only involves the removable of theഀ
combustible construction from the vicinity of the fixture.ഀ
12. The existing construction at the lobby level generally beneath the restaurant contains layers ofഀ
concealed combustible construction. Any of this work exposed must be upgraded with sprinklersഀ
added to the concealed spaces or the concealed spaces removed. If the work is not disturbed theഀ
violations will be memorialized and Manor Vail HOA required to fix the violations throughഀ
remodeling at a future during the next 3 to 5 years.ഀ
13. The team agrees to review and create fire barriers and draft stops between the business/assemblyഀ
occupancies of the lobby and restaurant and the residential construction to either side. This willഀ
allow the fire department to fight a fire and help prevent the spread of a fire from one occupancyഀ
to another. Existing CMU walls generally divide these spaces today and the team will bring theseഀ
into compliance. At the hall spaces near the boardroom and spa, the team will add draft stopsഀ
above the ceiling in line with the walls to continue the barrier through the ceiling spaces. Theഀ
creation of these draft stops is a prerequisite for the project to continue.ഀ
14. The tunnel condition under building C and accessed from the boiler room under building B willഀ
be required to no longer have a "confined space" entry point as it currently exists.ഀ
15. The Manor Vail team inquired about performing some work this fall and explained the reasoningഀ
for the construction sequencing. The work requested is the relocation and replacement of utilityഀ
lines, the installation of shoring piles and dewatering wells, and the installation of some footingsഀ
only at buildings D, E and F. The TOV discourages phased projects and Charlie distributed aഀ
TOV memo outlining the requirements of phased projects. The team will review the memo andഀ
decide how to proceed. Charlie noted that the shoring, dewatering wells and sanitary lineഀ
replacement probably would not be considered a phase.ഀ
END OF MEETING MINUTES:ഀ
Written by: Brian Sipes on: April 17, 2005ഀ
The above meeting minutes are the writer's understanding of discussions held and decisions reached. Please notify the authorഀ
with any changes within seven (7) days of receipt of minutes. Revisions will be included as part of the next meeting minutes.ഀ
April 17, 2005 Page 3 of 3ഀ
BFPE PO Box 1068ഀ
Westminster, CO 80036-1068ഀ
(303) 426-0342 Tel, (303) 429-9205 Faxഀ
bfpel@aol.comഀ
April 11, 2005ഀ
Town of Vail Community Developmentഀ
Attention: Charlie Davisഀ
75 South Frontage Roadഀ
Vail, CO 81657ഀ
Subject: Manor Vail Resort - 595 East Vail Valley Drive - Fire Protectionഀ
Dear Charlie;ഀ
We submit the following as the overall design approach to the Town of Vail in regards to theഀ
commitment of fire protection features for the new Manor Vail Lodge project. This commitmentഀ
replaces the previous agreement prepared by MKK Consulting Engineers, Inc. on December 13,ഀ
2002 in its entirety. Since the original commitment, sprinkler protection has been installed in theഀ
corridors of Building D, E and F and remodels have been completed in the conference and spaഀ
areas. This new commitment has been written to address the new scope of work and theഀ
necessary life safety improvements to the existing buildings as well as the new construction. Thisഀ
commitment incorporates portions of the previous agreement that are applicable to the newഀ
project. This new commitment is the result of meetings and discussions between the designഀ
team and the Town of Vail to come to an agreement on the best methods to provide acceptableഀ
life safety and building protection. The previous time line is amended to begin construction of theഀ
new project in April 2006 and complete by November 30, 2007.ഀ
Existing Structural and Fire Resistance Featuresഀ
The original construction documents indicate that the original building was constructed with 5/8"ഀ
gypsum board at interior partitions, party walls, exterior walls (inside face only), ceilings andഀ
beneath stairways. Given this construction method, the existing assemblies closely resembleഀ
that of 1-hour construction.ഀ
The exposed timber framing for the roof construction of the D, E and F buildings closelyഀ
resembles that of 1-hour timber frame construction. Due to various remodels over the yearsഀ
some of this framing is completely exposed and some remains partially concealed at the unitഀ
kitchens and baths. In all cases this construction is concealed at the building hallway.ഀ
Given the above, the existing buildings construction would conform to that of Type V-Aഀ
construction.ഀ
Allowable Areaഀ
The ground floor of the A and B buildings when combined exceeds the allowable area (withഀ
increases for setback) in the 2003 IBC.ഀ
2. The C building meets the allowable area (with increases for setback) in the 2003 IBC.ഀ
3. The D, E, and F buildings when combined exceed the allowable area (with increases forഀ
setback) in the 2003 IBC.ഀ
Manor Vail Resortഀ
Fire Protectionഀ
Existing Fire Protection and Fire Alarm Featuresഀ
Building A Building B, Lobby and Conference Centerഀ
• Automatic sprinkler protection is provided throughout the ground floor (Conferenceഀ
Center) of Building A, the Lobby and areas connecting Building A and Building B, andഀ
the ground floor offices/Business Center of Building B.ഀ
• No automatic sprinkler protection is provided for the condominium units on the secondഀ
and third floor of Building A or Building B.ഀ
• There are no standpipe hose connections provided in the ground floor (Conferenceഀ
Center) of Building A, the Lobby and areas connecting Building A and Building B, andഀ
the ground floor offices/Business Center of Building B.ഀ
• Smoke and heat detection devices connected to the main FACP are provided in allഀ
common areas of the first through third floors (stairwells, lobby areas, and corridors).ഀ
Annunciation at the FACP indicates the general area of alarm.ഀ
• Local alarm smoke detection devices are provided in each of the condominium units.ഀ
• Heat detection devices connected to the main Fire Alarm Control Panel (FACP) areഀ
provided in each condominium. Annunciation at the FACP indicates the general area ofഀ
alarm with areas identified by the condominium floor level and associated stairwell. Fourഀ
condominium units are accessible by a single stairwell, two on each floor level.ഀ
• Flow alarm for Building A and Building B are connected to the main FACP withഀ
annunciation indicating the general area of water flow.ഀ
Building Cഀ
• No automatic sprinkler protection is provided in the three residential levels of Building Cഀ
with the exception of several recently remodeled condominium units. The sprinklerഀ
heads and piping installed in these units are currently not connected to a fire protectionഀ
water supply.ഀ
• Standpipe hose connections (1-1/2 inch outlets) in cabinets are provided on each floorഀ
level of each stairwell. Each stairwell provides access to six (6) condominium units, twoഀ
(2) on each level of the three level building. The west end stairwell provides access toഀ
three condominium units only.ഀ
• Smoke detection devices connected to the main FACP are provided in all common areaഀ
stairwells. Annunciation at the FACP indicates the general area of alarm by stairwell.ഀ
• Local alarm smoke detection devices are provided in each of the condominium units.ഀ
• Heat detection devices connected to the main Fire Alarm Control Panel (FACP) areഀ
provided in each condominium. Annunciation at the FACP indicates the general area ofഀ
alarm with areas identified by condominium floor level and associated stairwell.ഀ
• Flow alarm for the building is connected to the main FACP with annunciation identifiedഀ
by flow switch.ഀ
Building D Building E and Building Fഀ
• Automatic sprinkler protection is provided throughout the corridor on each floor levelഀ
extending down the center of each building with studio units on each side of the corridor.ഀ
Stairwells are at each end of the corridor(s) on both ends of each building.ഀ
April 11, 2005 Page 2 of 8ഀ
Manor Vail Resortഀ
Fire Protectionഀ
• Standpipe hose connections (1-1/2 inch outlets) in cabinets are provided at the center ofഀ
each corridor on each floor level.ഀ
• Smoke detection devices connected to the main FACP are provided in all common areasഀ
(stairwells and corridors). Annunciation at the main FACP indicates the building of alarm.ഀ
Annunciation at the remote panel on the ground level of each building indicates the floorഀ
level of alarm.ഀ
• Local alarm smoke detection devices are provided in each of the studio units.ഀ
• Heat detection devices connected to the main Fire Alarm Control Panel (FACP) areഀ
provided in each studio. Annunciation at the main FACP indicates the building of alarm.ഀ
Annunciation at the remote panel on the ground level of each building indicates the floorഀ
level of alarm.ഀ
• Flow alarms for each building are connected to the main FACP with annunciation byഀ
building. Annunciation at the remote panel on the ground level of each building indicatesഀ
the floor level of alarm.ഀ
Fire Resistance Design Modificationsഀ
The following modifications are provided to bring the fire safety provided in the existing buildingsഀ
to meet a level of equivalent requirements for the 2003 International Building Code.ഀ
Building A, Building B, Lobby and Conference Centerഀ
1. The exterior wall construction will be upgraded to an assembly closely resembling or exactlyഀ
matching that of one-hour construction through the addition of new finish materials on theഀ
exterior. These new finish materials may include 7/8" cement stucco, cementitious siding, orഀ
stone veneer.ഀ
2. On November 16th members of the team walked the project with Chief McGee and identifiedഀ
many existing violations of fire resistive construction practices and other existing buildingഀ
construction problems. These discussions and observations were memorialized in a letterഀ
drafted by RA Nelson on February 3rd. (Attached) This letter should not be consideredഀ
exhaustively researched, rather to be an understanding of the types of violations observedഀ
and general types of concerns the fire and building departments have with the existingഀ
construction.ഀ
a. Conditions outlined in the memo and other similar readily accessible and observableഀ
conditions and violations are considered maintenance items and it is the team'sഀ
intention to have these remedied as quickly as possible throughout this spring,ഀ
summer and fall.ഀ
3. It is generally understood that the existing building probably contains additional concealedഀ
violations. The team and the TOV have agreed to a general outline of addressing theseഀ
conditions, as they are uncovered. It is also generally understood that if a violation is notഀ
uncovered, it is unknown and therefore unaddressed.ഀ
a. If a violation is uncovered and reasonably accessible, the team will correct theഀ
violation.ഀ
b. If the violation is uncovered, observed, but is inaccessible the team and buildingഀ
department will record the violation and its location so that it may be addressed inഀ
the future as new work is performed.ഀ
April 11, 2005 Page 3 of 8ഀ
Manor Vail Resortഀ
Fire Protectionഀ
c. The team and Manor Vail HOA will draft language to be presented to existing andഀ
future owners that alerts them to the fact that violations exist or may exist and thatഀ
these violations will be required to be corrected should they perform any remodelഀ
work in the future. Future remodel projects will only be responsible to correctഀ
deficiencies uncovered during the work (that are readily accessible) or those knownഀ
to exist within the impacted area for the project.ഀ
4. Provide new draft stops above ceilings between residential and commercial occupancies.ഀ
This is an acceptable alternative to the Town of Vail to allow the commercial spacesഀ
(including the multi-level combustible concealed spaces above the ceilings) to remain as isഀ
until the required remodel of these spaces are completed within the agreed upon 5 years.ഀ
5. Repair existing floor/ceiling and wall penetrations through 1-hour construction that areഀ
disturbed or made visible during the new construction. Other existing floor/ceiling and wallഀ
penetrations through 1-hour construction shall be repaired as part of future remodels.ഀ
6. Remove existing roofing materials from roofs to be covered by the new 4th storyഀ
construction.ഀ
Building Cഀ
1. The exterior wall construction will be upgraded to an assembly closely resembling or exactlyഀ
matching that of one-hour construction through the addition of new finish materials on theഀ
exterior. These new finish materials may include 7/8" cement stucco, cementitious siding, orഀ
stone veneer.ഀ
2. It is generally understood that the existing building probably contains concealed violations.ഀ
The team and the TOV have agreed to a general outline of addressing these conditions, asഀ
they are uncovered. It is also generally understood that if a violation is not uncovered, it isഀ
unknown and therefore unaddressed.ഀ
a. If a violation is uncovered and reasonably accessible, the team will correct theഀ
violation.ഀ
b. If the violation is uncovered, observed, but is inaccessible the team and buildingഀ
department will record the violation and its location so that it may be addressed inഀ
the future as new work is performed.ഀ
c. The team and Manor Vail HOA will draft language to be presented to existing andഀ
future owners that alerts them to the fact that violations exist or may exist and thatഀ
these violations will be required to be corrected should they perform any remodelഀ
work.ഀ
3. Repair existing floor/ceiling and wall penetrations through 1 hour construction that areഀ
disturbed or made visible during the new construction. Other existing floor/ceiling and wallഀ
penetrations through 1 hour construction shall be repaired as part of future remodels.ഀ
4. Remove existing roofing materials from roofs to be covered by the new 4th storyഀ
construction.ഀ
5. Combustible concealed blind space fire barriers or draft stops are to be provided as part ofഀ
future renovations.ഀ
Building D Building E, and Building Fഀ
1. The exterior wall construction will be upgraded to an assembly closely resembling or exactlyഀ
matching that of one-hour construction through the addition of new finish materials on theഀ
exterior. These new finish materials may include 7/8" cement stucco, cementitious siding, orഀ
stone veneer.ഀ
April 11, 2005 Page 4 of 8ഀ
Manor Vail Resortഀ
Fire Protectionഀ
2. It is generally understood that the existing building probably contains concealed violations.ഀ
The team and the TOV have agreed to a general outline of addressing these conditions, asഀ
they are uncovered. It is also generally understood that if a violation is not uncovered, it isഀ
unknown and therefore unaddressed.ഀ
a. If a violation is uncovered and reasonably accessible, the team will correct theഀ
violation.ഀ
b. If the violation is uncovered, observed, but is inaccessible the team and buildingഀ
department will record the violation and its location so that it may be addressed inഀ
the future as new work is performed.ഀ
c. The team and Manor Vail HOA will draft language to be presented to existing andഀ
future owners that alerts them to the fact that violations exist or may exist and thatഀ
these violations will be required to be corrected should they perform any remodelഀ
work.ഀ
3. Repair existing floor/ceiling and wall penetrations through 1 hour construction that areഀ
disturbed or made visible during the new construction. Other existing floor/ceiling and wallഀ
penetrations through 1 hour construction shall be repaired as part of future remodels.ഀ
4. Remove existing roofing materials from roofs to be covered by the new 4th storyഀ
construction.ഀ
5. Combustible concealed blind space fire barriers or draft stops are to be provided as part ofഀ
future renovations.ഀ
Allowable Area (see attachment)ഀ
1. The combined A and B buildings require no work to comply with the allowable areaഀ
requirements of the 2003 IBC requirements. The buildings will be provided with an NFPAഀ
13 sprinkler system and separated from the C building and the D building.ഀ
2. The C building requires no work to comply with the allowable area requirements of the 2003ഀ
IBC. The building will be provided with an NFPA 13R sprinkler system and separated fromഀ
the A and B buildings.ഀ
3. The combined D, E, and F buildings shall be provided with a firewall, which will divide theഀ
total area into two buildings of area that meet the 2003 IBC requirements. The buildings willഀ
be provided with an NFPA 13R sprinkler system and separated from the A and B buildings.ഀ
Fire Protection and Fire Alarm Design Modificationsഀ
The following modifications are provided to bring the fire safety features in the existing buildingsഀ
to meet a level of equivalent requirements for the 2003 International Building Code.ഀ
Building A, Building B, Lobby and Conference Centerഀ
1. New automatic sprinkler systems shall be installed and existing automatic sprinkler systemsഀ
shall be modified to meet IBC, 2003; NFPA 13, 2002 and Town of Vail amendmentഀ
requirements (existing combustible floor/ceiling in the residential occupancy shall beഀ
protected as part of this design). Multi-level combustible concealed areas above theഀ
existing commercial ceilings shall remain as is. (see Fire Resistance Design Modificationsഀ
for Building A, Building B. Lobby and Conference Center, Item #4).ഀ
April 11, 2005 Page 5 of 8ഀ
Manor Vail Resortഀ
Fire Protectionഀ
Zoning for the commercial areas shall be provided on a floor by floor basis and zoning forഀ
the residential areas shall be on a stairwell by stairwell basis. Existing sprinklers inഀ
commercial areas shall be replaced with new quick response type sprinklers usedഀ
throughout the balance of the project. Existing sprinklers in residential areas shall beഀ
replaced with new residential type sprinklers used throughout the balance of the project.ഀ
Existing 1-1/2 inch hose valve connections shall be used for water supply for newഀ
residential automatic sprinkler systems and existing fire hose/valves shall be removed.ഀ
2. Existing condominium units with automatic sprinkler piping in place shall be modified toഀ
meet NFPA 13, 2002 requirements as necessary and connected to the new buildingഀ
automatic fire sprinkler system. Existing sprinklers shall be replaced with new residentialഀ
type sprinklers used throughout the balance of the project. Concealed combustible spacesഀ
shall be protected with NFPA 13, 2000 sprinkler system.ഀ
3. New automatic sprinkler systems meeting NFPA 13, 2000 requirements shall be installed onഀ
the new 4th story and in the new resulting concealed space between the existing 3~d floorഀ
roof and 4th story floor. Zoning shall be provided on a floor by floor basis. Two existing 3rdഀ
floor 1-1/2 inch hose valve risers in each residential wing shall be extended to the 4th floor,ഀ
(each separately valved with flow and tamper switches), and used for the water supply forഀ
the new 4th story residential automatic sprinkler systems.ഀ
4. Piping replacement as a result of investigations occurring as automatic sprinkler installationഀ
is taking place will dictate the need for any existing piping replacement due to corrosionഀ
obstruction in the pipe.ഀ
5. Poz-Lok piping known to exist in automatic sprinkler systems unless disturbed duringഀ
construction will be removed and replaced as part of future renovations.ഀ
6. New dry standpipes shall be provided in each new stairwell connecting 4 stories. FDC shallഀ
be provided at a location acceptable to the fire department.ഀ
7. Design documents for the new and revised automatic sprinkler protection and standpipeഀ
systems shall be submitted as part of the building design process. Approved designഀ
documents will be used for bidding purposes and contractor selection for the automaticഀ
sprinkler protection system installation.ഀ
8. New addressable fire alarm system shall be installed and existing fire alarm systems shallഀ
be modified to meet IBC, 2003; NFPA 72, 2002 and Town of Vail amendment requirements.ഀ
All devices shall be addressable or monitored by addressable modules.ഀ
9. Design documents for the new and revised for alarm system shall be submitted as part ofഀ
the building design process. Approved design documents will be used for bidding purposesഀ
and contractor selection for the fire alarm system installation.ഀ
Building Cഀ
1. New automatic sprinkler systems shall be installed and existing automatic sprinkler systemsഀ
shall be modified to meet IBC, 2003; NFPA 13R, 2002 (residential areas) and Town of Vailഀ
amendment requirements (existing combustible floor/ceiling in the residential, shall be notഀ
be protected as part of this design).ഀ
Zoning for the residential areas shall be on a stairwell by stairwell basis. Existing sprinklersഀ
in residential areas shall be replaced with new residential type sprinklers used throughoutഀ
the balance of the project. Existing 1-1/2 inch hose valve connections shall be used forഀ
water supply for new residential automatic sprinkler systems and existing fire hose/valvesഀ
shall be removed.ഀ
April 11, 2005 Page 6 of 8ഀ
Manor Vail Resortഀ
Fire Protectionഀ
2. Existing condominium units with automatic sprinkler piping in place shall be modified toഀ
meet NFPA 13R, 2002 requirements as necessary and connected to the new buildingഀ
automatic fire sprinkler system. Existing sprinklers shall be replaced with new residentialഀ
type sprinklers used throughout the balance of the project.ഀ
3. New automatic sprinkler systems meeting NFPA 13R, 2000 requirements shall be installedഀ
on the new 4th story and NFPA 13 requirements in the new resulting concealed spaceഀ
between the existing 3rd floor roof and 4th story floor. 4th story zoning shall be provided on aഀ
floor by floor basis. Two existing 3rd floor 1-1/2 inch hose valve risers shall be extended toഀ
the 4th floor (each separately valved with flow and tamper switches), and used for the waterഀ
supply for the new 4th story residential automatic sprinkler systems.ഀ
4. New dry standpipes shall be provided in each new stairwell connecting 4 stories. FDC shallഀ
be provided at a location acceptable to the fire department.ഀ
5. Design documents for the new and revised automatic sprinkler protection and standpipeഀ
systems shall be submitted as part of the building design process. Approved designഀ
documents will be used for bidding purposes and contractor selection for the automaticഀ
sprinkler protection system installation.ഀ
6. New addressable fire alarm system shall be installed and existing fire alarm systems shallഀ
be modified to meet IBC, 2003; NFPA 72, 2002 and Town of Vail amendment requirements.ഀ
All devices shall be addressable or monitored by addressable modules.ഀ
7. Design documents for the new and revised fire alarm system shall be submitted as part ofഀ
the building design process. Approved design documents will be used for bidding purposesഀ
and contractor selection for the fire alarm system installation.ഀ
Building D, Building E and Buildinq Fഀ
1. New automatic sprinkler systems shall be installed and existing automatic sprinkler systemsഀ
shall be modified to meet IBC, 2003; NFPA 13R, 2002 and Town of Vail amendmentഀ
requirements (existing combustible floor/ceiling shall not be protected as part of this design).ഀ
Zoning shall be provided on a floor by floor basis. Existing sprinklers in residential areasഀ
shall be replaced with new residential type sprinklers used throughout the balance of theഀ
project. New unit piping shall be connected to existing corridor outlets.ഀ
2. Existing condominium units with automatic sprinkler piping in place shall be modified toഀ
meet NFPA 13R, 2002 requirements as necessary and connected to the new buildingഀ
automatic fire sprinkler system. Existing sprinklers shall be replaced with new residentialഀ
type sprinklers used throughout the balance of the project.ഀ
3. New automatic sprinkler systems meeting NFPA 13R, 2000 requirements shall be installedഀ
on the new 4th story and NFPA 13 requirements in the new resulting concealed spaceഀ
between the existing 3rd floor roof and 4th story floor. 4th story zoning shall be provided on aഀ
floor by floor basis. The existing 3~d floor 1-1/2 inch hose valve risers shall be extended toഀ
the 4th floor and used for the water supply for the new 4th story residential automaticഀ
sprinkler systems.ഀ
4. New dry standpipes shall be provided in each new stairwell connecting 4 stories. FDC shallഀ
be provided at a location acceptable to the fire department.ഀ
5. Design documents for the new and revised automatic sprinkler protection and standpipeഀ
systems shall be submitted as part of the building design process. Approved designഀ
documents will be used for bidding purposes and contractor selection for the automaticഀ
sprinkler protection system installation.ഀ
April 11, 2005 Page 7 of 8ഀ
Manor Vail Resortഀ
Fire Protectionഀ
6. New addressable fire alarm system shall be installed and existing fire alarm systems shallഀ
be modified to meet IBC, 2003; NFPA 72, 2002 and Town of Vail amendment requirements.ഀ
All devices shall be addressable or monitored by addressable modules.ഀ
7. Design documents for the new and revised fire alarm system shall be submitted as part ofഀ
the building design process. Approved design documents will be used for bidding purposesഀ
and contractor selection for the fire alarm system installation.ഀ
Fire Protection Improvements shall progress with the construction schedule for new andഀ
remodel work.ഀ
Please contact me with any questions or comments.ഀ
Sincerely,ഀ
BFPEഀ
Perry B. Matthews, P.E.ഀ
The following signatures indicate agreement of both parties to the above commitments and timeഀ
frames:ഀ
Manor Vail Condominium Association Town of Vail Community Developmentഀ
Bob McClearyഀ
General Managerഀ
Town of Vail Fire Departmentഀ
Mike McGeeഀ
Fire Marshalഀ
Charlie Davisഀ
Chief Building Officialഀ
Zehren & Associates, Inc.ഀ
Brian Sipes, AIAഀ
Project Architectഀ
April 11, 2005 Page 8 of 8ഀ
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RANELSONഀ
f i n e b u i l d e r sഀ
February 3, 2005ഀ
East west Partnersഀ
Dick Funkഀ
From: Anthony Vangalis, Project Manager, RA Nelsonഀ
RE: Existing conditions & code violation issuesഀ
The information provided herein outlines R. A. Nelson's understanding of conditions,ഀ
restricted to those that are or have been exposed and therefore known code violations asഀ
specifically identified during the project walk-thru by the Town of Vail Fire Marshall,ഀ
Mike McGee. Please be informed that we or the TOV have not thoroughly inspected allഀ
rooms exposed or otherwise to completely identify all conditions we may encounter overഀ
the course of the project. It is our recommendation that further investigations of allഀ
remaining areas, at minimum the exposed conditions is warranted. These conditionsഀ
occur in/or on both: A) common area elements and/or condominiums or B) Individuallyഀ
owned units.ഀ
Existing conditions requiring maintenance considered not associated with theഀ
proposed project and therefore excluded.ഀ
Drywall repair damaged and/or compromised materials with fire rated assemblies toഀ
meet code required 1-hour construction and/or separations throughout to include but notഀ
limited to;ഀ
1. Install fire rated or draft partition assemblies, either horizontal and/or verticalഀ
where it once existed or is now required.ഀ
2. Water damaged caused by plumbing and/or exterior skin leaks.ഀ
3. Piping, metal duct work and/or all wiring systems penetrations shall beഀ
drywall flat taped filled and/or fire-caulked within approved assemblyഀ
guidelines.ഀ
4. Install drywall and fire tape all joints where remodels, repairs and/orഀ
modifications have occurred.ഀ
5. Patch with drywall or other approved system and/or install rated access panelsഀ
where access is required, or holes have been created within the drywallഀ
assemblies.ഀ
Page 2 of threeഀ
Dick Funkഀ
Existing conditionsഀ
February 3, 2005ഀ
MP&E systems and /or other systems, fire-protection, mechanical, electrical.ഀ
1. Adjust and/or replace sprinkler heads or their associated trims per codeഀ
guidelines.ഀ
2. Remove and/or re-route all wires and/or all non-approved items hanging fromഀ
or attached thereto all fire-protection piping or its systems.ഀ
3. Install and/or correct pipe or wiring supports or securing accessories for eachഀ
intended application.ഀ
4. Correct and/or install approved components for all electrical systems toഀ
include but not limited to electrical grounding, covers, trim or blank coverഀ
plates and appropriate box extensions where required.ഀ
5. Install or correct all exposed wiring within approved electrical conduits and/orഀ
electrical accessories intended specifically for each application.ഀ
6. Remove and/or relocate electrical systems not approved to be located withinഀ
concealed or confined spaces.ഀ
7. Relocate or correct catering kitchen exhaust hood fire protection "Anselഀ
Dump" components in a rated cabinet or such that it does not compromise theഀ
1-hour assembly.ഀ
8. Correct all plumbing and/or exterior skin leaks to include but not limited toഀ
the roof or exterior walls.ഀ
9. Install fire-damper and or approved assemblies where ductwork penetrates theഀ
fire rated assembly.ഀ
10. Existing original construction conditions not in current code compliance.ഀ
11. Remodeled conditions not in code compliance (legally or illegally installed).ഀ
Existing conditions to be corrected and/or modified to meet 1-hour constructionഀ
assembly requirements including minimum life safety sprinkler and detection deviceഀ
coverage.ഀ
1. Install fire-rated assembly separations (acceptable to TOV authorities) where theyഀ
have been removed during previous remodel activities or, were never correctlyഀ
established. This may require the complete removal of existing ceilings (or walls)ഀ
to access framing assemblies to include but not limited to re-route of existingഀ
MPE system components to ensure a continuous fire-rated barrier.ഀ
2. Establish new lowered ceilings where required and provide fire sprinklerഀ
protection above, within the interstitial space to meet the 13R-modified fire-ഀ
protection requirements.ഀ
3. Install fire protection systems within the attic spaces above finished ceilings andഀ
below the existing roof per McGee request at all AB & C buildings. Thisഀ
requirement is in-addition to the new fire sprinkler system intended to provideഀ
Page 3 of threeഀ
Dick Funkഀ
Existing conditionsഀ
February 3, 2005ഀ
protection below the existing ceilings. This is assumed to occur only at the top orഀ
3rd floor of these buildings.ഀ
4. Remove all existing non-rated wood siding materials and/or replace or treatഀ
materials with approved fire-rated assemblies within the access / egress stairഀ
corridors of buildings AB & C.ഀ
5. Install fire protection and detection within all lockable unit owner closets andഀ
house keeping or maids closets where storage occurs (specifically below allഀ
stairs).ഀ
6. Up-grade pre-existing fire protection systems to meet the minimum coverageഀ
requirements of the 13R-modified designation.ഀ
7. Modify conditions where required to meet minimum clearance requirements suchഀ
as egress corridors.ഀ
Page 1 of 2ഀ
JR Mondragon - Manor Vail Project Plan Reviewഀ
a.ഀ
From: "Matt Royer"ഀ
To: "JR Mondragon"ഀ
Date: 07/28/2006 7:22 AMഀ
Subject: Manor Vail Project Plan Reviewഀ
CC: "Charlie Davis", "Mike McGee"ഀ
JR-ഀ
I wanted to recap the conversation that we had at the meeting the other afternoon at the site. I have alsoഀ
attached the comments that appear to be the "deal breakers" for footing/foundation permit.ഀ
Reviewing the plans it appears that they are significantly incomplete for full building permit. They are still workingഀ
on many critical details and specification for full submittal. At this point, I have the CIA team reviewing theഀ
documents to the TOV criteria for phased approach and reviewing the documents for F&F permit. After weഀ
complete the F&F permit review we will continue the review for full building permit. The full building permit planഀ
review will not be completed within the 21 day due to the incompleteness of the plans. The F&F will be completeഀ
within the 21 day time frame (most likely early).ഀ
Per the discussion in the meeting on Tuesday the architect is not planning to have the plans complete for fullഀ
building permit before October 1. This is the target or goal date for us (CIA) and design team to have all planഀ
review comments issued and resolved by.ഀ
It would be my recommendation that this project be charged the phased approach fees or at least a portion ofഀ
fees normally accessed to phased projects.ഀ
The following items were brought to the table at the meeting on Tuesday as "deal breakers" for the project. Thisഀ
is preliminary list that you requested. This list is not a complete list.ഀ
A0.02, A0.05 thru A0.19 - Need to verify that the existing building was constructed as a type V-A building. Showഀ
location of existing bearing walls in building's A, B, C, D, E and F and how they will be protected with 1-hour fire-ഀ
resistive construction per table 601.ഀ
A0.03 - It appears that you are applying the non-separated use provision of section 302.3.1, however you mustഀ
use the most restrictive type of construction, area and all other code requirements including Chapter 9. The mostഀ
restrictive appears to be the A-2 occupancy, which only allows 11,500 square feet and 2 stories. I can not find anyഀ
occupancy separations between the mixed groups. The most restrictive requirements of chapter 9 will require aഀ
NFPA 13 system not a NFPA 13R system. I see that in the MOU dated June 23, 2006, it appears that you areഀ
trying to use a NFPA 13 system in buildings A, B and C only to comply with the allowable area provision. If this isഀ
the case, then you need to have horizontal and vertical occupancy separations installed so that this can beഀ
considered a separate building.ഀ
A0.03 - Based on the general building area analysis, revise analysis showing how building's A & B comply withഀ
the allowable area requirements of table 503. Your allowable area per floor is 15,586 square feet (based on yourഀ
submitted area using the R-2 as your basic allowable area). Building's A & B total 28,850 square feet between 2-ഀ
hour fire wall areas. (See comment above)ഀ
A1.05 and A1.06 - The basement allowable area need not be included in the total allowable area, but it still canഀ
not exceed the basic area permitted for a single story per section 503.1.1. 1 calculate this area over per table 503ഀ
as submitted.ഀ
A1.23 - How are stair enclosures E001 and F003 complying with section 1017.1? The stair enclosure is 2-hourഀ
protected. You must continue the same degree of protection until the occupants exit the building. These stairഀ
enclosures terminate in a locker area.ഀ
A1.37 - Stair E001 is miss-labeled. It should be labeled E101ഀ
A1.54 and A1.55 - All elevator lobbies are required to have at least one means of egress per section 707.14.1.ഀ
file://C:\Documents and Settings\Administrator\Local Settings\Temp\XPgrpwise\483AEF... 10/13/2008ഀ
Page 2 of 2ഀ
Elevator C107 opens to a corridor without an exitഀ
A1.61 - Building F units 480 and 481 appear to have a 5th floor level. The "loft" area exceeds 1/3 of the floor areaഀ
below. (553 sq. ft. loft, 1118 sq. ft. below) Section 502 clearly states that a mezzanine cannot exceed 1/3 of theഀ
floor area of the room it is located. This "5th 'floor level is not allowed for this type of construction.ഀ
A1.57 - Building D, Units 460 and 461 appear to have a 5th floor. The "loft" area exceeds 1/3 of the floor areaഀ
below. (558 sq. ft loft, 1262 sq. ft. below) This "5th "floor level is not allowed for this type of construction.ഀ
A1.59 - Building E, Units 470 and 471 appear to have a 5th floor level. (514 sq. ft. loft, 1089 sq. ft. below) This "5thഀ
"floor level is not allowed for this type of construction.ഀ
A3.18 - Building F scales out to be 65 feet in height. The allowable height for this building is only 60 feet. Verifyഀ
actual finished height of 4th story will be under the 60 foot requirement. This same height is shown on sheetഀ
A2.08ഀ
Volume 4 Fire Sprinkler plans - Per section 903.3.1.2.1, all exterior balconies and ground floor patios shall haveഀ
sprinkler protection when the building is of a type V construction.ഀ
A0.08 - Portions of building B and C are located less than the required fire-separation distance per table 602 fromഀ
the property line. Because of the location of the property line in relation to Gore Creek, this should be addressedഀ
and noted.ഀ
A1.51 - Spiral stairs appear to lead to a tower area? Submit details for the tower.ഀ
A1.37 - Door D1 05-B appears to reduce the required corridor dimension by less than 1/2 the required 44 inchesഀ
during the course of the swing.ഀ
A3.09 - Stair section BC must show stairway continuing up to the roof surface per section 1009.12. (Buildings 4ഀ
or more stories in height)ഀ
This list is for information only and not intended to be the complete revision letter for the project. These are theഀ
significant corrections that we have discovered up to this point.ഀ
Please let me know if you have any questions about the comments or what is going on with phased approach.ഀ
Matthew Royerഀ
Building Officialഀ
Colorado Inspection Agencyഀ
877-428-6412ഀ
970-328-1790ഀ
970-904-0460ഀ
matt. roger@coinspect,_com.ഀ
www. coi n spect. co_.mഀ
file://C:Tocuments and Settings\Administrator\Local Settings\Temp\XPgrpwise\483AEF... 10/13/2008ഀ
t.ഀ
595 EAST t,AII VALLEY DRII'E•VAIL.COLOiADC)8 165 tഀ
.yഀ
V\cഀ
ada;ഀ
kA21~1~ (~SNY~ 2 LoTz~% trf~Z t~ഀ
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7-800-950-VAIL (8245) 9'0-476-5000 970-476-4982 Fax. '-vv •.manorvaiLcomഀ
PREMIER RESORTSഀ
r-- lZ~/Tic~ഀ
Meeting with TOVഀ
July/25/2006ഀ
Item No. Descriptionഀ
1 Agreed by all parties that main focus should be on Fall scope of workഀ
Fire sprinkler design discussed. Design concept has been agreed by Mike McGee.ഀ
Shop drawings to be prepared by Allstate in 2 weeks for buildings DEF, Perry toഀ
review, Mike will need about 3 days for approval. Agreed that it makes sense toഀ
2 activate new sprinkler systemഀ
Classification for sprinkler rating should be as follow: New construction NFPA 13,ഀ
commercial part of existing buildings NFPA 13, residential part of existing NFPA 13R.ഀ
Sprinkler requirement at balconies discussed, separate review of balcony assembliesഀ
should be provided ( Perry/Brian ) to clarify if sprinkler required or not. Sprinkler inഀ
attic space discussed. Concealed spaces with combustible materials with a stand upഀ
3 height should be protected with sprinkler system.ഀ
Fire alarm issue discussed in depth for buildings DEF - 1st and 2nd floor only.ഀ
Proposal to do rough-ins only. Mike McGee would like see a new panel in B installedഀ
this Fall and have 1st and 2nd floors of DEF up and running with addressableഀ
system. With addressable modules this should be a doable solution. Location ofഀ
panel in B is a problem. Needs to be verified, location next to front desk would beഀ
better solution than existing one. To accomplish this, there would be some drywallഀ
4 removal/demo in Bഀ
Permit issue. In order to speed up the process, it would be possible to obtain a minorഀ
permit for cut/patch for 1 st and 2nd floor of DEF and basement of F which should beഀ
sufficient for sprinkler system/fire alarm installation in these buildings. Permit shouldഀ
fall under original building permit if issued by anticipated target start date if Zehrenഀ
responds timely and clearly to TOV written concerns questionaire? Should we applyഀ
5 for additional permit?ഀ
Matt Royer from Colorado Inspection Agency raised several code issues/questionsഀ
which need to be verified. Allowed sf 15,000 per floor between separation wallsഀ
seems to be exceeded at ABC, at some loft units percentage of loft area to floorഀ
below is larger than allowed per 5A classification. Loft has to be one open area, notഀ
enclosed rooms within the loft. Height of building F has to be verified. Allowed is 60',ഀ
seems to be approx. 65', calculations for height per grade and elevation to beഀ
6 reviewed.ഀ
Public Works-Leonard Sandoval. Access to Ford Park has to be maintained. Re-ഀ
routing for this Fall is planned on property, next Summer will have to be off property.ഀ
7 Plan for access has to be prepared and submitted.ഀ
There will limitations for traffic to cross public roads during holidays. Calendar forഀ
2007 will be published in December 2006. Traffic impact fee and streetഀ
scape/improvement fee to be paid to TOV in two separate checks ( 85,000 + 100,000ഀ
8 )ഀ
Asbestos Abatement plan has to be approved. CO State permit required andഀ
submitted to TOV for permitting from TOV. Mike Vaughn from TOV is the responsibleഀ
9 person for that.ഀ
To re-occupy bldgs DEF will require access and turnaround for fire truck. Does notഀ
10 need to be paved, gravel OKഀ
Shoring has to be designed and submitted for approval to Matt Royer - 2 days reviewഀ
turnaround. Staging narrative/scope of work requested by Matt was included in theഀ
11 bound packageഀ
Overall building permit process discussed / phased building permit vs. permit withഀ
conditions or other options. Phased building permit will cost more, this issue needsഀ
to be reviewed with Charlie as he is the one involved in this earlier. Re-submittal ofഀ
coordinated Construction Documents this October disclosed. This is new issueഀ
raised by Matt Royer and is contrary to previous discussions with Charlie Davisഀ
12 suggestion and agreement?ഀ
Action By Due Status Notesഀ
allഀ
Allstate-CG/Perry 08/08/2006 in progressഀ
Brian Sipesഀ
Encoreഀ
EWP? RANAഀ
Brian Sipesഀ
RANAഀ
EWPഀ
Bradഀ
RANAഀ
Page 1 of 2ഀ
JR Mondragon - RE: Manor Vail Plan Check Reviewഀ
From: "Matt Royer"ഀ
To: "Brian P. Sipes" , "Charlie Davis" , "JR Mondragon"ഀ
Date: 08/23/2006 7:52 AMഀ
Subject: RE: Manor Vail Plan Check Reviewഀ
CC: "Kirk Johnston" , "Michael Rodenak" , "Hannes Spaeh - M&N" , "Tony Vangalis - RANA"ഀ
Brian,ഀ
Code section 903.3.1.2.1 requires sprinkling of exterior balconies of type V construction. I'm not aware of anyഀ
exceptions that would allow substitution of 1 hour for sprinkling because we are using the sprinkler to increaseഀ
height. Footnote d of Table 601: would not allow the substitution if used for height or area increase.ഀ
Yes, I believe you can include the square footage of the hallways in question for calculating the mezzanine size.ഀ
The language in the commentary states that size of mezzanines is limited to 1/3 of the room that shares the sameഀ
"atmosphere". This would not include any areas that are enclosed or can be closed off by a door.ഀ
Please let me know if you have any questions.ഀ
Thanksഀ
Matthew Royerഀ
Building Officialഀ
Colorado Inspection Agencyഀ
877-428-6412ഀ
970-328-1790ഀ
970-904-0460ഀ
,m,a.t.t...ro.y..gE@.gqinsiDect.comഀ
www.coinsiDect.comഀ
From: Brian P. Sipes [mailto:brians@zehren.com]ഀ
Sent: Monday, August 21, 2006 6:33 PMഀ
To: Matt Royer; Charlie Davis; JR Mondragonഀ
Cc: Kirk Johnston; Michael Rodenak; Hannes Spaeh - M&N; Tony Vangalis - RANAഀ
Subject: Manor Vail Plan Check Reviewഀ
Charlie, Matt and JR,ഀ
Thank you again for meeting with us today. We think it was time well spent to clarify some of the issues on theഀ
Manor Vail project. We left the meeting with a couple of unresolved issues so I wanted to make sure we wereഀ
clear as to what is unresolved and what we are doing to come to resolution. These are in no particular order.ഀ
1. Matt, Charlie and JR will meet to review the phasing requirements relative to the structural questions.ഀ
Hannes has outlined 11 questions that he feels are relative to the fall of 2006 work. There was someഀ
discussion about responding to only these 11 questions, but I am not entirely sure if we reachedഀ
resolution. Can you please clarify if you can what our response requirements are for this item? Does thisഀ
depend upon a clarified construction and phasing schedule?ഀ
2. Matt will do some additional research concerning the need to both fire protect and fire sprinkle the existingഀ
decks.ഀ
3. Matt will review the comments section of the mezzanine criteria and provide an interpretation as to whatഀ
areas can be included in the primary space upon which the mezzanine opens into. We had questionsഀ
about enclosures for fireplaces and open hallways that are open to and unobstructed from the primaryഀ
space.ഀ
4. The design team will identify wall assembly types for bearing walls within the existing construction that willഀ
file://C:\Documents and Settings\Administrator\Local Settings\Temp\XPgrpwise\483AEF... 10/13/2008ഀ
Page 2 of 2ഀ
provide the necessary fire resistant rating for the assembly.ഀ
5. Charlie will review the MOU and provide feedback to the design team as to the philosophy of the documentഀ
along with any issues he has with any of the understandings. This is a sensitive business issue to theഀ
team and we would appreciate knowing any unpalatable issues as quickly as possible.ഀ
6. The Manor Vail team will provide a copy of the special inspections agreement to the TOV.ഀ
7. The design team will provide an updated site logistics and phasing plan that identifies the specific phasesഀ
for the full work. A narrative clearly describing the work will be included along with a schedule of deadlinesഀ
for submittals of future building permit issues, when they can be expected and allowing time for responsesഀ
and recheck.ഀ
The design team will pursue "partially separated" uses for the building that houses the restaurant, offices,ഀ
spa and residences. The assembly occupancy will be separated and, assuming success, will then not beഀ
the most restrictive use for maximum area calculations. This ultimately will affect plan check responses 3-ഀ
5.ഀ
9. The team will work with the building department to obtain Administrative Modifications for several items.ഀ
Those known as of this meeting include: the exit court between buildings D & E and E &F, allowing the useഀ
of the centerline of gore creek for the calculated fire-separation distance because gore creek isഀ
undevelopable and a public way, the joint private entry between units 442 and 448 to not be considered anഀ
elevator lobby with restrictions on the access to this point and the provision that the same key that allowsഀ
the access to the floor by the elevator be programmed to also open the front door to the unit. There mayഀ
be additional issues added to this Admin. Mod. when they are identified and agreed upon.ഀ
10. A new MOU will be required if the remedial work to the building B "wedge" is done in the future. This mayഀ
not be an option because of the separation issue, but if so, the MOU must be drafted and agreed toഀ
independently and before building permit is issued for this work.ഀ
11. Building Height is calculated as an average of grade around the building at the grade plane to the averageഀ
point on the highest roof. We will submit diagrams showing how we calculate height when we reissue soഀ
out thought process is clear.ഀ
12. We will review section 1009.12 concerning the stairway to the roof.ഀ
Please let me know if I missed anything and thanks again for your time and consideration.ഀ
Sincerely,ഀ
)Brian Sipes, AIAഀ
principalഀ
Zehren And Associates, Inc.ഀ
Architecture Planning Interiorsഀ
P.O. Box 1976 Avon, CO 81620ഀ
ph(970)949-0257 fax (970) 949-1080ഀ
www.zehren.co.m bsipes hren.comഀ
file://C:\Documents and Settings\Administrator\Local Settings\Temp\XPgrpwise\483AEF... 10/13/2008ഀ
COLORADO INSPECTION AGENCY PLAN REVIEW COMMENTSഀ
TO: Contractorഀ
R.A. Nelsonഀ
John Halloranഀ
EMAIL: ihalloran ranelson.comഀ
FAX 949-5152ഀ
NUMBER OF PAGES:ഀ
FROM:ഀ
DATE:ഀ
BUILDING PERMITഀ
OWNERS NAME:ഀ
SITE ADDRESS:ഀ
SUBDIVISION:ഀ
OCCUPANCY GROUP:ഀ
TYPE OF CONSTRUCTION:ഀ
NUMBER OF STORIES:ഀ
Architect Engineerഀ
Zehren & Assoc.ഀ
brians zehren.comഀ
2ഀ
Matthew Royerഀ
09/05/2006ഀ
B06-0258ഀ
Manor Vail Penthouse LLCഀ
595 East Vail Valley Drive, Building Dഀ
Vail Villageഀ
R-2ഀ
V-Bഀ
3ഀ
The design documents submitted for this project have been reviewed for compliance with the locallyഀ
adopted codes and amendments. The following comments must be addressed before a buildingഀ
permit is issued.ഀ
For processing:ഀ
Please submit (5) complete sets of revised construction documents containing the requestedഀ
information or plan revisions with all revisions clouded or otherwise identified.ഀ
Please respond in writing to each comment by marking the attached list or creatina aഀ
response letter. Indicate which plan sheet, detail, specification, or calculation shows theഀ
requested information. Please send revisions to the attention of the plans examiner with theഀ
building permit application number noted.ഀ
Responses such as "will comply with code" are not adequate. Revised drawings mustഀ
clearly show code compliance.ഀ
A RESPONSE LETTER MUST BE INCLUDED WITH THE REVISED PLAN SUBMITTAL.ഀ
Please be sure to include on the resubmittal the engineer's or architect's "wet" stamp, signature,ഀ
registration number and date on the cover page of any structural calculations, all structural detailsഀ
and structural sheets of the plans. For commercial or multi-family projects all sheets of the plansഀ
must be stamped.ഀ
CAD000ME- 1 \ADMIN I-1 TOCALS-1 \Temp\XPgrpwise\tov_b06-0258.DOCഀ
BUILDING DEPARTMENT COMMENTS:ഀ
Architectural Comments:ഀ
Based on the information provided, it appears that a level 1 renovation will occur per the 2003ഀ
International Existing Building Code. This level of renovation requires that all new material installedഀ
must comply with the current 2003 International Building Code. Please amend the plans to show theഀ
location of existing fire-resistive ratings and wall/ceiling types that will be affected.ഀ
2. Provide assembly details to show the materials and assemblies used to reconstruct the fire-resistiveഀ
ratings.ഀ
Please refer to the cover sheet for information and instructions for resubmitting plans. The recheck ofഀ
plans usually occurs within 3-5 working days of plan resubmittal. In order to avoid delays please checkഀ
all requested information is included with the resubmitted plans.ഀ
Plan Review Commentsഀ
Matthew Royerഀ
Building Officialഀ
Colorado Inspection Agencyഀ
970-328-1790ഀ
CADOCU ME-1 \ADMIN I-1 TOCALS-1 \Temp\XPgrpwise\tov_b06-0258.DOCഀ
Z E H R E Nഀ
AND ASSOCIATES, INC.ഀ
September 5, 2006ഀ
Mr. Matt Royerഀ
Building Officialഀ
Colorado Inspection Agency - Town of Vailഀ
1286 Chambers Avenue, Suite 101ഀ
Eagle, Co 81631-1618ഀ
Re: Building Permit Number B06-0258 (Manor Vail)ഀ
Dear Matt,ഀ
We have received and reviewed your Plan Review Comments Sept. 5, 2006 and submit theഀ
following response addressed by comment below.ഀ
1. The portions of the existing assembly that will be cut for the remedial fire sprinkler and alarmഀ
work will be patched with construction matching that of the existing assembly. Since all ofഀ
the work will involve the cutting and patching of the lowest surface of the ceiling assemblyഀ
we believe all that will be affected will be Gypsum Wallboard.ഀ
2. I have attached portions of the original construction documents for the D, E and F buildingsഀ
that show what we believe to be the original construction. As you can see, the GWB wasഀ
originally 5/8" with a fire rating, but entire floor ceiling assemblies were not identified. Thisഀ
assembly will be used to patch the existing construction unless a different assembly isഀ
observed in the field. It is unknown, but likely that some remodeling has been done in theഀ
last 40 years and that we will uncover some discrepancies. We will address these in the field,ഀ
as they arg-w3~oy rVT~ s 1ഀ
.Bria pes PATRICKഀ
Principal f SIPE$ഀ
8,3196ഀ
ARCHITECTURE- PLANNING •INTERIORS- LANDSCAPE ARCHITECTUREഀ
P.O. Box 1976 Avon, Colorado 81620, (970) 949-0257 FAX (970) 949-1080ഀ
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September 28, 2000 DN-1271 • 1-307ഀ
NOT 1 F 1 E R® 302 Seriesഀ
FIRE SYSTEMS Rate-Anticipation Heat Detectorsഀ
Section: Conventional Initiating Devicesഀ
GENERALഀ
The Thermotech 302 Series rate-anticipation heat detec- Californiaഀ
State Fireഀ
tors operate within a controlled range of two to three de- Marshalഀ
grees of their set points, regardless of the speed or rate ofഀ
7270-0021:001ഀ
temperature rise. These detectors are available in eitherഀ
135°F (57.2°C) or 194°F (90°C) ratings. LISTEDഀ
The 302 Series are normally-open devices designed es-ഀ
pecially for fire detection and alarm systems.ഀ
FEATURESഀ
• Immediate response. The 302 Series activate when-ഀ
ever ambient air temperature reaches a detector's set-ഀ
ting, eliminating the thermal time lag inherent in conven-ഀ
tional heat detectors.ഀ
• Eliminates false alarms. The 302 Series doഀ
not respond to momentary temperature fluctua-ഀ
tions below the selected temperature.ഀ
• Universal application. The 302 Series can beഀ
used in all areas for any type of occupancy.ഀ
• Self-restoring.ഀ
• Hermetically sealed, shock resistant, corrosionഀ
resistant, and tamper-proof.ഀ
PRINCIPLES OF OPERATIONഀ
The 302 Series rate-anticipation heat detectorsഀ
respond and activate the fire alarm immediatelyഀ
whenever the ambient temperature reaches theഀ
preset temperature setting. Under rapid heat riseഀ
conditions, the rate-anticipation feature enablesഀ
the detector to respond one to three degreesഀ
ahead of the setting. At the same time, however,ഀ
it does not respond to momentary temperatureഀ
fluctuations below the selected protection level,ഀ
thus eliminating false alarms. When temperatureഀ
drops back down below the protection level, theഀ
detector automatically resets itself.ഀ
DIMENSIONS (Model 302)ഀ
Total overall length: 4-1/8" (10.48 cm).ഀ
Base diameter: 2" (5.08 cm).ഀ
S539ഀ
E35018A F Mഀ
(EPM model only)ഀ
Approvedഀ
(Except EPM)ഀ
1271phot.lpgഀ
ELECTRICAL RATINGSഀ
Voltageഀ
Currentഀ
6 - 125 VACഀ
5 ampsഀ
6 - 25 VDCഀ
1 ampഀ
125 VDCഀ
0.5 ampഀ
APPLICATION INFORMATIONഀ
302 Series detector have a smooth ceiling UL rating of 50'ഀ
x 50' (15.24 x 15.24 meters) and are the only type of heatഀ
detectors having such a rating on both fixed temperatureഀ
and rate anticipation. The 302-H is designed for horizontalഀ
mounting and is UL rated for 40' x 40' (12.19 x 12.19ഀ
meters).ഀ
This document is not intended to be used for installation purposes. We try to keep our '~0 ~OO~ഀ
product information up-to-date and accurate. We cannot cover all specific applications orഀ
anticipate all requirements. All specifications are subject to change without notice. Forഀ
more information, contact NOTIFIER. Phone: (203) 484-7161 FAX: (203) 484-7118ഀ
N OTI FI E W 12 Clintonville Road, Northford, Connecticut 06472 ENCINEERINC II MANRFACIDRINCഀ
DN-1271 • 09/28/00 - Page 1 of 2ഀ
PRODUCT LINE INFORMATIONഀ
Thermotech Model 302 Series Rate-Anticipation Heat Detectorsഀ
MODEL NUMBERഀ
DESCRIPTIONഀ
REFER TOഀ
302-135ഀ
135°F Interior Vertical Mounting.ഀ
Nഀ
tഀ
1 bഀ
lഀ
302-194ഀ
194°F Interior Vertical Mounting.ഀ
eഀ
ow.ഀ
oഀ
eഀ
302-AW-135ഀ
135°F All-Weather Vertical Mounting.ഀ
tഀ
2 bഀ
lഀ
Nഀ
302-AW-194ഀ
194°F All-Weather Vertical Mounting.ഀ
ow.ഀ
oഀ
eഀ
eഀ
302-ET-135ഀ
135°F All-Weather Vertical Mounting.ഀ
tഀ
3 bഀ
lഀ
Nഀ
302-ET-194ഀ
194°F All-Weather Vertical Mounting.ഀ
oഀ
eഀ
eഀ
ow.ഀ
302-H-135ഀ
135°F Interior Horizontal Mounting.ഀ
Nഀ
tഀ
4 bഀ
lഀ
302-H-194ഀ
194°F Interior Horizontal Mounting.ഀ
eഀ
ow.ഀ
oഀ
eഀ
302-EPM-135ഀ
135°F Explosion-Proof Mounting.ഀ
Nഀ
tഀ
5 bഀ
lഀ
302-EPM-194ഀ
194°F Explosion-Proof Mounting.ഀ
ow.ഀ
oഀ
eഀ
eഀ
AP-Pഀ
Decorative white plastic adaptor plate for mounting 302ഀ
and 302-AW to 4" outlet box.ഀ
127M.1blഀ
FINE SILVERഀ
CONTACT POINTSഀ
EXPANSION STRUTSഀ
HIGH EXPANSIONഀ
SENSING SHELL 0.040ഀ
ANODIZED ALUMINUMഀ
HEAT ANTICIPATIONഀ
CONTROL SLEEVEഀ
SETTING SCREWഀ
DEVCONഀ
HERMETIC SEALഀ
Cut-Away View, ACTUAL SIZEഀ
Note 1: For interior mounting in any atmosphere that is com-ഀ
patible with terminal-screw-type connections. ULഀ
rating 50'x 50' (15.24 x 15.24 meters).ഀ
Note 2: Humitically sealed for moisture-proof or dust-proofഀ
installations. Requires no special backbox when theഀ
all-weather leads are properly spliced to "THW" orഀ
equivalent type wire.ഀ
Note 3: Humitically sealed for moisture-proof or dust-proofഀ
installations. Requires no special backbox. Hasഀ
plastic hexagonal wrench grip bushing with 1/2" (1.27ഀ
cm) conduit threads for attachment to threaded hubഀ
cover, or any outlet box.ഀ
Note 4: Same as model 302 except designed for horizontalഀ
mounting. UL rating 40'x 40'(12.19 x 12.19 meters).ഀ
Note 5: Explosion-proof for installation in hazardous locations.ഀ
Has hexagonal wrench-grip bushing with 1/2" (1.27ഀ
cm) conduit threads for attachment to threaded hubഀ
cover of Series JL fixture fitting as manufactured byഀ
Killark Electric Co., or equal.ഀ
Page 2 of 2 - DN-1271 • 09/28/00ഀ
SANTA BARBARA ~ Z E H R E N V A I Lഀ
(805)963-6890 FAX (805)963-8102 (970)949-0257 FAX (970)949-1080ഀ
sant.ibarbara.ix zonren.com AND ASSOCIATES, INC. •v I t i r e h r e n C L, Mഀ
ARCHITECTURE • PLANNING • INTERIORSഀ
September 8, 2006ഀ
Mr. Matt Royerഀ
Building Officialഀ
Colorado Inspection Agency - Town of Vailഀ
1286 Chambers Avenue, Suite 101ഀ
Eagle, Co 81631-1618ഀ
Re: Building Permit Number B06-0258 (Manor Vail)ഀ
Dear Matt,ഀ
We are requesting the following administrative modification under section 104.10 of theഀ
IBC. We request this modification to be relieved of the requirements of section [F]ഀ
903.3.1.2.1 that requires sprinkler protection of balconies and patios. The strictഀ
interpretation of this section of the code will present practical difficulties in installation toഀ
this specific project due to the age and routing difficulties inherent in a 40-year-oldഀ
structure.ഀ
Installation of dry heads is impractical because they will have to be angled severely inഀ
order to place the connection point far enough inside to minimize risk of freezing andഀ
even then since we can not control the level of existing insulation or verify the quality ofഀ
the air barrier on the structure (if indeed there is any) the design team and property ownerഀ
is unwilling to take that risk. A glycol system is an option, but one that requires aഀ
complete redesign. That could easily be done, but because it will result in additionalഀ
asbestos remediation and significant increased annual maintenance costs it is one that theഀ
Owner has rejected. The additional cutting that is required will also expose more of theഀ
existing construction exposing the project to risk of additional remedial work if it isഀ
exposed. This risk is unacceptable to the Owner and will likely halt the project. Weഀ
realize that these are not code specific issues, but they are practical realities and ones thatഀ
affect the execution of the work project wide.ഀ
The commentary section of the IBC states that this provision is included to preventഀ
exterior fires, like ones started from a BBQ, from gaining enough strength such that theyഀ
would overwhelm the building fire protection system. Leaving aside the fact that Manorഀ
Vail has existed for approximately 40 years without an incident and with exposed woodഀ
plywood as the finish beneath the balconies, we believe the following are ways to achieveഀ
an equivalent protection.ഀ
SANTA BARBARA Z E H R E N V A I Lഀ
(805)963.6890 FAX (805)963-8102 A (970)949-0257 FAX (970)949-1080ഀ
d~a:a 3. h,¢n co,T) AND ASSOCIATES, INC. , a3 a ~ z e h , z n c. Mഀ
ARCHITECTURE • PLANNING • INTERIORSഀ
The existing balconies are enclosed with no exposed structure. The existing plywoodഀ
finish will be removed, as will the existing fascia and the existing wooden guardrails.ഀ
Continuous fire rated gypsum soffit board will be used at the area beneath the balconyഀ
and a new guardrail constructed of 6x6 timber posts with metal baluster panels betweenഀ
and a wood cap will be used. The existing deck top surface is concrete. In addition, allഀ
new non-combustible exterior finishes will be applied to the exterior walls. These will beഀ
either cementations siding or cement stucco or stone veneer. This will eliminate anyഀ
building attached combustible materials to fuel any exterior fire. We also propose toഀ
provide a draft stop or complete any existing draft stops within the balcony space at theഀ
exterior wall and to cover these with a layer of fire rated gypsum wall board to preventഀ
any fire or smoke from entering the concealed space within the building from theഀ
exterior.ഀ
By doing these things we provide an equivalent barrier to the rapid spread of fire on theഀ
exterior of the building and to the interior of the building. Not only by doing these thingsഀ
will we not lessen health, accessibility, life and fire safety, or structural requirements, thisഀ
will increase greatly the fire and life safety of this existing building over the conditionഀ
that has existed for decades.ഀ
This property is also a 24-hour staffed resort hotel operation. It is highly unlikely thatഀ
fire would spread unnoticed and endanger life. This is not speculation; there are manyഀ
years of history supporting this conjecture. The ongoing operation of the hotel was aഀ
condition of the SDD approval and amenities that support this operation cannot beഀ
removed without specific Town Council approval.ഀ
Because of the evidence outlined above, we ask that you grant the Administrativeഀ
Modification requested. Please let me know if you require any additional details ofഀ
action for granting this modification to be recorded as necessary.ഀ
Sincerely,ഀ
Brian Sipesഀ
Principalഀ
ADMINISTRATIVE MODIFICATION REQUESTഀ
Manor Vailഀ
Vail, Coloradoഀ
Building Permit Number B06-0258ഀ
Replacement of Exterior Automatic Sprinklers with Equivalent Protectionഀ
Introduction:ഀ
All exterior balconies and ground-floor patios of dwelling units where the building is Type Vഀ
construction are required to be protected with automatic sprinkler protection and non combustibleഀ
finish or limited combustible construction. These provisions are included primarily to preventഀ
exterior fires from gaining such strength that they would overwhelm the building fire protectionഀ
system.ഀ
Code Section:ഀ
Automatic Sprinkler Protection: The International Fire Code, 2003 (IFC), Section 903.3.1. 2.1,ഀ
Balconies, addresses sprinkler protection for exterior balconies and ground floor patios in buildingsഀ
of Type V construction.ഀ
Exterior Finish: The International Building Code, 2003 (IBC), Section 1406.3, Balconies andഀ
Similar Projections, addresses exterior finish of balconies and ground floor patios in buildings ofഀ
Type V construction.ഀ
Code Requirements:ഀ
Automatic Sprinkler Protection: Section 903.3.1. 2.1, requires "Sprinkler protection shall beഀ
provided for exterior balconies and ground-floor patios of dwelling units where the building is ofഀ
Type V construction".ഀ
Exterior Finish: Section 1406.3, Exceptions 3, requires "Balconies and similar appendages onഀ
buildings of Type III, IV and V construction shall be permitted to be of Type V construction, andഀ
shall not be required to have a fire-resistance rating where sprinkler protection is extended toഀ
these areas".ഀ
Code Intent: The intent of the code sections are primarily to prevent exterior fires fromഀ
overwhelming the interior building fire protection systems.ഀ
2ഀ
MANOR VAILഀ
BUILDING PERMIT B06 - 0258ഀ
VAIL, COLORADOഀ
September 18, 2006ഀ
Request: To allow the deletion of automatic sprinkler protection of the exterior balconies andഀ
ground floor patios by providing the following unrequired features that will reduce the chance ofഀ
an exterior fire overwhelming the building fire sprinkler system.ഀ
1. Apply new non-combustible finishes to the exterior walls and balconies. These will beഀ
either cemetatious siding, cement stucco or stone veneer.ഀ
Provide a new fire stop or complete any existing fire stop within the ceiling space at theഀ
exterior wall between the balcony and the building interior. This shall be accomplishedഀ
by completing the existing fire blocking, providing new 5/8" fire-rated gypsum wallboardഀ
(taped and mudded) and providing new fire-rated seals around the existing open webഀ
joist penetrations of this fire stop. Provide continuous fire rating at the joint between theഀ
fire-rated balcony finish and the fire-rated exterior wall finish.ഀ
3. Provide a new upright sprinkler head in the concealed combustible ceiling space aboveഀ
each pendant sprinkler head nearest the exterior wall.ഀ
4. Limit balcony contents to a gas barbeque.ഀ
Justification:ഀ
As a result of a site meeting with Matt Royer of CSI, Mike McGee and design team membersഀ
where Unit 160 was under renovation and the above ceiling and above balcony conditions wereഀ
visible it was agree to provide items #1 and #2 above as an equivalent level of protection with theഀ
deletion of the exterior sprinkler head. This agreement was made based on a natural gasഀ
barbeque grill being located on the balcony.ഀ
In addition to this agreed equivalency we have include the addition of sprinkler heads in theഀ
combustible concealed ceiling space near the exterior wall.ഀ
Summary:ഀ
This request is a result of a site meeting with Matt Royer, Mike McGee and team members whereഀ
an equivalent means of protection was agreed upon. Sprinkler protection in the combustibleഀ
concealed ceiling space near the exterior wall has been added.ഀ
The drawings attached to this document indicate the configuration of the new non-combustibleഀ
exterior finish (plan and section) and the location of the additional sprinkler protection to beഀ
provided I the combustible concealed ceiling space near the exterior wall.ഀ
We respectfully request your approval of this Administrative Modification.ഀ
Upon approval, this document will become an attachment to the base Memorandum ofഀ
Understanding for this project.ഀ
3ഀ
MANOR VAIL September 18, 2006ഀ
BUILDING PERMIT B06 - 0258ഀ
VAIL, COLORADOഀ
Perry B. Matthews, P.E.ഀ
Dateഀ
Consulting Engineerഀ
BFPEഀ
Charlie Davisഀ
Dateഀ
Chief Building Officialഀ
Town of Vailഀ
Mike McGeeഀ
Dateഀ
Vail Fire And Emergency Services Fire Marshallഀ
Town of Vailഀ
Matt Royerഀ
Dateഀ
Plan Review Consultantഀ
Colorado Inspection Agencyഀ
Brian Sipesഀ
Dateഀ
Project Architectഀ
Zehren & Associates, Inc.ഀ
Bob McClearyഀ
Dateഀ
General Managerഀ
Manor Vail Resortഀ
Jim Tellingഀ
Dateഀ
Owner's Representativeഀ
MV Penthouse, LLCഀ
John Halloran Dateഀ
4ഀ
Superintendentഀ
RA Nelson & Associatesഀ
MANOR VAILഀ
BUILDING PERMIT B06 - 0258ഀ
VAIL, COLORADOഀ
September 18, 2006ഀ
Chris Giblerഀ
Vice Presidentഀ
All-State Fire Protectionഀ
Dateഀ
LEGENDഀ
0 RESIDENTIAL UPRIGHT/PENDANTഀ
• RESIDENTIAL PENDANഀ
T ONLYഀ
- - - - SPRINKLER PIPEഀ
yഀ
WORK NOTEഀ
INSTALL UPRIGHT SPRINKLERഀ
_ KITCHEN BATH CLOഀ
HEAD IN COMBUSTIBLEഀ
Ld _ 1 ~2 -1 1L2 1ഀ
CONCEALED CEILING SPACEഀ
00ഀ
(TYPICAL OF TWO PLACESഀ
OWNER'Sഀ
~ഀ
IN EACH UNIT).ഀ
:~F -ഀ
CLOSET + BATHഀ
EXISTING SPRINKLER HEADഀ
AND PIPE LOCATIONS TOഀ
DININGഀ
TO REMAIN AS ORIGINALLYഀ
ROOMഀ
DESIGNED AND SUBMITTED BYഀ
ALL-STATE FIRE PROTECTIONഀ
bഀ
Iഀ
ഀ
LIVINGഀ
ROOM BEDROOMഀ
Lഀ
- - - Jഀ
SPRINKLER FLOOR PLANഀ
SCALE: 1/8" = 1'-0"ഀ
DWG TITLE: TYPICAL UNIT FIRE SPRINKLER PLANഀ
Project No.ഀ
06-D646ഀ
PROJECT: MANOR VAIL - ADMINISTRATIVE MODIFICATION REQUESTഀ
Scale:ഀ
Date:ഀ
Sketch No.ഀ
LIFE SAFETY FIRE PROTECTION • FIRE ALARMഀ
AS SHOWNഀ
09/18/06ഀ
Issued fഀ
r:ഀ
Rഀ
iഀ
iഀ
FP-01ഀ
oഀ
evഀ
sഀ
on Date:ഀ
BFPE P.o.Bo.1068 Westminster, Colorado BOo36-1066 303/426-0342ഀ
AMRഀ
NAഀ
OTഀ
EXISTING DECK IS CONSTRUCTED OF Aഀ
CONCRETE DECK SURFACE ON Aഀ
3-PLY WATERPROOF MEMBRANE ONഀ
PLYWOOD ON OPEN WEB WOOD JOISTS.ഀ
NEW STONE VENEER ON EXTERIORഀ
.'GYP SHEATHING BEYONDഀ
NEW METAL GUARDRAIL PANELSഀ
WITH WOOD TOP AND BOTTOMഀ
RAILS BETWEEN 6x(o TIMBERഀ
NEWELL POSTS.ഀ
APPLY NEW CEMENTITIOUSഀ
NON-COMBUSTIBLE HORIZONTALഀ
SIRING OVER EXISTING SIDINGഀ
AND EXTERIOR SHEATHINGഀ
TYP BLDCa~,ഀ
REF SECTIONSഀ
NEW STRUCTURAL RIM JOIST FORഀ
FASTENING OF NEW NEWELL POSTS.ഀ
REF STRUCTURALഀ
NEW NON-COMBUSTIBLEഀ
CEMENTITIOUS TRIMഀ
NEW LAYER OF i" FIRE RATEDഀ
EXTERIOR SOFFIT GWBഀ
NEW 6x10 DECORATIVE TIMBERഀ
BEAMS AT EACH NEWELL.ഀ
REF ELEVATIONSഀ
COVER EXISTING BLOCKING WITHഀ
CONTINUOUS FIRE RATED GWB.ഀ
SEAL AT ALL PENETRATIONS.ഀ
REMOVE EXISTING WOOD TRIMഀ
AND APPLY NEW CEMENTITIOUSഀ
NON-COMBUSTIBLE TRIM OVERഀ
EXISTING SIDING AND EXTERIORഀ
SHEATHINGഀ
Z E H R E N PROJECT NAME: PROJECT NO: 20041588 DRAWN 5Y:5P5ഀ
MANOR VA L CONDOMINIUMS CHECKED SY:5P5ഀ
AND ASSOCIATES, INC. 1ssuE:Lഀ
ARCHITECTURE • PLANNING • INTERIORS Vail, Colorado SHEET:ഀ
P.O. Box 1976 -Avon, Colorado 81620 DRAWING TITLE:ഀ
(970) 949-0257 FAX(970)949-1080 TYPICAL EXISTING BALCONY SECTIONഀ
233 E. Canon Perdido St. - Santa Barbara, CA 93101 SCALE: I/2" - 1'-0" DATE: 5/12/05ഀ
(805) 963-6890 FAX(805)963-8102ഀ
ADMINISTRATIVE MODIFICATION REQUESTഀ
Manor Vailഀ
Vail, Coloradoഀ
Building Permit Number B06-0258ഀ
Replacement of Exterior Automatic Sprinklers with Equivalent Protectionഀ
Introduction:ഀ
All exterior balconies and ground-floor patios of dwelling units where the building is Type Vഀ
construction are required to be protected with automatic sprinkler protection and non combustibleഀ
finish or limited combustible construction. These provisions are included primarily to preventഀ
exterior fires from gaining such strength that they would overwhelm the building fire protectionഀ
system.ഀ
Code Section:ഀ
Automatic Sprinkler Protection: The International Fire Code, 2003 (IFC), Section 903.3.1. 2.1,ഀ
Balconies, addresses sprinkler protection for exterior balconies and ground floor patios in buildingsഀ
of Type V construction.ഀ
Exterior Finish: The International Building Code, 2003 (IBC), Section 1406.3, Balconies andഀ
Similar Projections, addresses exterior finish of balconies and ground floor patios in buildings ofഀ
Type V construction.ഀ
Code Requirements:ഀ
Automatic Sprinkler Protection: Section 903.3.1. 2.1, requires "Sprinkler protection shall beഀ
provided for exterior balconies and ground-floor patios of dwelling units where the building is ofഀ
Type V construction".ഀ
Exterior Finish: Section 1406.3, Exceptions 3, requires "Balconies and similar appendages onഀ
buildings of Type 111, IV and V construction shall be permitted to have fire-resistance rating whereഀ
sprinkler protection is extended to these areas".ഀ
Code Intent: The intent of the code sections are primarily to prevent exterior fires fromഀ
overwhelming the interior building fire protection systems.ഀ
2ഀ
MANOR VAILഀ
BUILDING PERMIT B06 - 0258ഀ
VAIL, COLORADOഀ
September 18, 2006ഀ
Request: To allow the deletion of automatic sprinkler protection of the exterior balconies andഀ
ground floor patios by providing the following unrequired features that will reduce the chance ofഀ
an exterior fire overwhelming the building fire sprinkler system.ഀ
1. Apply new non-combustible finishes to the exterior walls and balconies. These will beഀ
either cemetatious siding, cement stucco or stone veneer.ഀ
2. Provide a new draft stop or complete any existing draft stops within the ceiling space atഀ
the exterior wall between the balcony and the building interior. This shall beഀ
accomplished by completing the existing fire blocking, continuing the new non-ഀ
combustible finish (described in item #1 above) and providing fire rated sealing aroundഀ
the open web joist penetrations of this draft stop.ഀ
3. Provide a new upright sprinkler head in the combustible ceiling above each headഀ
nearest the exterior wall.ഀ
4. Limit balcony contents to a gas barbeque.ഀ
Justification:ഀ
As a result of a site meeting with Matt Royer of CSI, Mike McGee and design team membersഀ
where Unit 160 was under renovation and the above ceiling and above balcony conditions wereഀ
visible it was agree to provide items #1 and #2 above as an equivalent level of protection with theഀ
deletion of the exterior sprinkler head. This agreement was made based on a propane barbequeഀ
grill being located on the balcony.ഀ
In addition to this agreed equivalency we have include the addition of sprinkler heads in theഀ
combustible concealed ceiling space near the exterior wall.ഀ
Summary:ഀ
This request is a result of a site meeting with Matt Royer, Mike McGee and team membersഀ
where an equivalent means of protection was agreed upon. Sprinkler protection in theഀ
combustible concealed ceiling space near the exterior wall has been added.ഀ
The drawings attached to this document indicate the configuration of the new non-combustibleഀ
exterior finish (plan and section) and the location of the additional sprinkler protection to beഀ
provided I the combustible concealed ceiling space near the exterior wall.ഀ
We respectfully request your approval of this Administrative Modification.ഀ
Upon approval, this document will become an attachment to the base Memorandum ofഀ
Understanding for this project.ഀ
3ഀ
MANOR VAILഀ
BUILDING PERMIT B06 - 0258ഀ
VAIL, COLORADOഀ
C?, -i- ~ഀ
Perry B. Matthews, P.E.ഀ
Consulting Engineerഀ
BFPEഀ
September 18, 2006ഀ
<8 o 6ഀ
Dateഀ
Charlie Davis Dateഀ
Chief Building Officialഀ
Town of Vailഀ
Mike McGeeഀ
Vail Fire And Emergency Services Fire Marshallഀ
Town of Vailഀ
Dateഀ
Matt Royerഀ
Dateഀ
Bob McCleary Dateഀ
General Managerഀ
Manor Vail Resortഀ
GGcഀ
Jim Tellir4 U Dateഀ
Owner's Representativeഀ
MV en ouse, LLCഀ
R l a~ഀ
h Halloran I Dateഀ
ierintendentഀ
Nelson & Associatesഀ
Zehren & Associates, Inc.ഀ
4ഀ
MANOR VAILഀ
BUILDING PERMIT B06 -ഀ
VAIL, Q0L0$ADO iഀ
Chris Giblerഀ
Vice Presidentഀ
Alt-State Fire Protectionഀ
September 18, 2006ഀ
~IINOJ6ഀ
09/18/2006 MON 17:52 FAX 5413823517 SEVENTH MTN FRONT OFFICEഀ
MANOR VAILഀ
BUILDING PERMIT B06 - 0258ഀ
VAIL, COLORADOഀ
September 18, 2006ഀ
Perry B. Matthews, P.E. Dateഀ
Consulting Engineerഀ
BFPEഀ
iഀ
Charlie Davis Dateഀ
Chief Building Official ~ഀ
Town of Vailഀ
~ 006/006ഀ
3ഀ
Mike McGee Dateഀ
Vail Fire And Emergency Services Fire Marshallഀ
Town of Vailഀ
Matt Royer Dateഀ
Plan Review Consultantഀ
Colorado Inspection Agency 'ഀ
Brian Sipes uateഀ
Project Architectഀ
Zehren & Associates, Inc.ഀ
'dഀ
Dateഀ
Bob cCl ryഀ
G era] Managerഀ
Manor Vail Resortഀ
Jim Telling ' Dateഀ
Owner's Representativeഀ
MV Penthouse, LLCഀ
_ L -ഀ
John Halloran Dateഀ
Superintendentഀ
RA Nelson & Associatesഀ
iഀ
Page 1 of 2ഀ
JR Mondragon - RE: Meeting on Fridayഀ
From: "Matt Royer"ഀ
To: "Brian P. Sipes", "Mike McGee"ഀ
Date: 09/28/2006 11:04 AMഀ
Subject: RE: Meeting on Fridayഀ
CC: , "Charlie Davis" , "Bob McCleary"ഀ
Johnston - EWP" , , "John Plano"ഀ
, "Michael Rodenak" , "Jim Telling - EWP" , "Kirkഀ
Brian,ഀ
I will be there at 10.ഀ
It is my understanding that we are discussing:ഀ
• Allowed building sizesഀ
• Sprinkler system NFPA 13 vs. 13Rഀ
• Type of construction VA vs. VBഀ
My understanding is that Brian will come to the meeting with area calculations for each building. These should beഀ
revised from the original calculations using actual area calculations with yard increases for each building ratherഀ
than applying a yard increase for the entire site.ഀ
I also understand that research will have occurred to determine feasibility of the different optionsഀ
• What in addition to standard 13 sprinkler system is used to substitute the 1 hourഀ
• Brian will have identified the components of the building that are not compliant to Type VA constructionഀ
• What protection will be provided to compensate for the required penetration protection- These need to beഀ
identified prior to the meetingഀ
• Existing roof protection and/or removal between 3rd and 4th floorഀ
• Fire walls will be identified which coincide with the area calculationsഀ
• Update on the response to the rest of the issues identified by the latest plan review comment letter issuedഀ
by Colorado Inspection Agencyഀ
In the spirit of resolving the issues at hand and getting work started in as soon as possible; I believe it to be veryഀ
important that the design team is prepared to discuss the details of possible designs rather than waiting until theഀ
meeting to do the research. It is my understanding that this is not a design meeting but an opportunity to discussഀ
the options based on the research that occurred by the design team since our last meeting. This opportunityഀ
gives us (CIA and TOV) the chance to interject before the time is spent to complete the entire design. We areഀ
reviewing the options that will be presented at the meeting and adding code/performance interpretations. Noഀ
approvals will be granted at this meeting. I think the meeting should be rescheduled for a later date if adequateഀ
research has not completed by the design team.ഀ
Please call if you have any questions.ഀ
Matthew Royerഀ
Building Officialഀ
Colorado Inspection Agencyഀ
877-428-6412ഀ
970-328-1790ഀ
970-904-0460ഀ
matt-royer@coin5geqt.comഀ
www.coinspect,_comഀ
From: Brian P. Sipes [mailto:brians@zehren.com]ഀ
Sent: Wednesday, September 27, 2006 7:23 PMഀ
To: Matt Royer; Mike McGeeഀ
file://C:\Documents and Settings\Administrator\Local Settings\Temp\XPgrpwise\483AEF... 10/13/2008ഀ
Page 2 of 2ഀ
Cc: bfpel@aol.com; Charlie Davis; Bob McCleary; Michael Rodenak; Jim Telling - EWP; Kirk Johnston - EWPഀ
Subject: Meeting on Fridayഀ
Hi Matt,ഀ
I spoke with Charlie this evening and he wanted me to contact you to make sure we are coordinated and stillഀ
planning to meet at 10am on Friday at Manor Vail to discuss the performance based approach for our project.ഀ
Please let me know that you still plan to attend as I understand Charlie has a conflict.ഀ
Mike,ഀ
I am assuming from our conversation yesterday that you will be attending on behalf of the fire department,ഀ
correct?ഀ
Charlie,ഀ
I was not clear if Friday's meeting was also intended to cover Public Works issues or stay strictly on topics of fireഀ
and life safety. Can you either pass this on and/or let me know to invite someone from Public Works?ഀ
Thanks,ഀ
Brian Sipes, ALXഀ
LAA Zehren And Associates, Inc.ഀ
AMMഀ
Architecture Planning Interiorsഀ
P.O. Box 1976 Avon, CO 81620ഀ
ph(970)949-0257 fax (970) 949-1080ഀ
www.zehren.com bsipes@zehren.comഀ
file://C:\Documents and Settings\Administrator\Local Settings\Temp\XPgrpwise\483AEF... 10/13/2008ഀ
BFPE PO Box 1068ഀ
Westminster, CO 80036-1068ഀ
(303) 426-0342 Tel, (303) 429-9205 Faxഀ
bfpel@aol.comഀ
October 2, 2006ഀ
Vail Fire Departmentഀ
42 West Meadow Driveഀ
Vail, CO 81657ഀ
Attention: Mike McGeeഀ
Subject: Manor Vail Resort - Fire Sprinkler System Modificationsഀ
Dear Mike,ഀ
This letter is in response to a request for sprinkler design modifications made in aഀ
meeting on Friday, September 29, 2006.ഀ
The existing NFPA 13R fire sprinkler system design (Basement, 1St Floor and 2ndഀ
Floor) prepared and submitted for permit by All-State Fire Protection shall beഀ
amended to be an NFPA 13 system which shall include upright sprinklers in theഀ
combustible concealed space above the ceiling. This design shall remove theഀ
requirement for sprinkler protection below the balconies (IBC, 2003 requiresഀ
sprinkler protection below balconies only for residential occupancies protected byഀ
NFPA 13R Systems). The balcony combustible concealed space shall beഀ
subdivided with draft stops into areas not exceeding 55 square feet (NFPA 13,ഀ
8.14.1.2.9.).ഀ
If you have any questions, please contact me at (303) 426-0342.ഀ
Sincerely,ഀ
BFPEഀ
Perry B. Matthews, P.E.ഀ
PBM/mcഀ
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