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ROLF JENSEN & ASSOCIATES, INC.
FIRE PROTECTION ENGINEERING CONSULTANTS
FIRE PROTECTION and
LIFE SAFETY REPORT
VAIL PLAZA HOTEL REDEVELOPMENT
VAIL, COLORADO
D
Prepared for:
ZEHREN AND ASSOCIATES, INC.
Attn: Mr. Tim Losa
P.O. Box 1976
Avon, Colorado 81620
970.949.0257
Fax 970.949.1080
Email: tlosa@zehren.com
Prepared by:
Rolf Jensen & Associates
1324 Fifteenth Street
Denver, CO 80202
RECEIVED
Project No. D32934
�o�.ozsZ
June 16, 2004
FIRE PROTECTION AND LIFE SAFETY D32934— Page ii Ak
VAIL PLAZA HOTEL REDEVELOPMENT PROJECT
SCHEMATIC DESIGN REPORT June 16, 2004
TABLE OF CONTENTS
I . INTRODUCTION .................................................... ............................... .........1
..........
A. PROJECT DESCRIPTION .... ...............................
B . OBJECTIVE ............................................................................ ..............................1
C. APPLICABLE CODES ................ .
II. ANALYSIS SUMMARY AND IMPORTANT ISSUES ................. ..............................3
A. GENERAL COMMENTS ......................................................... ..............................3
III. FIRE AND LIFE SAFETY SYSTEM REQUIREMENTS ............. ..............................7
A. OCCUPANCY CLASSIFICATIONS ........................................ ..............................7
B. CONSTRUCTION TYPE AND OCCUPANCY SEPARATIONS ............................ 7
C. EGRESS COMMENTS .......................................................... .............................16
D . INTERIOR FINISHES ............................................................ .............................17
E. ACCESS CONTROL ................... .......................19
................. ...............................
F. AUTOMATIC SPRINKLER SYSTEM ........................... .,....,... .............................19
G. STANDPIPES AND HOSE SYSTEM ................................... ............................... 21
H. FIRE ALARM, DETECTION AND COMMUNICATION SYSTEMS .....................22
I. FIRE COMMAND CENTER ................................................... .............................27
J. PORTABLE FIRE EXTINGUISHERS ......... ...............................
K. MEANS OF EGRESS LIGHTING .......................................... .............................30
L. SMOKE CONTROL AND VENTILATION SYSTEMS .......... ............................... 31
M . EXIT SIGNS .................... ............................... ............... 33
...... ...............................
N. EMERGENCY AND STANDBY POWER SYSTEMS ............. .............................34
0. EXTERIOR FIRE HYDRANTS AND REQUIRED FIRE FLOW ........................... 34
P. FIRE SERVICE FEATURES .............................................. .... .............................36
Q. ELEVATORS, ESCALATORS AND MOVING WALKWAYS . .............................39
R. COMMERCIAL COOKING OPERATIONS .......................... ............................... 42
IV. ACCESSIBILITY REQUIREMENTS FOR PEOPLE WITH DISABILITIES ..............43
V . CONCLUSION ............................................................................. .............................44
�. FIRE PROTECTION AND LIFE SAFETY, SCHEMATIC DESIGN REPORT D32934— Pagel
VAIL PLAZA HOTEL REDEVELOPMENT PROJECT June 16, 2004
I. INTRODUCTION
A. PROJECT DESCRIPTION
The proposed Vail Plaza Hotel Redevelopment is located in Vail, Colorado.
The proposed redevelopment includes a single building with a mixed occupancy
use involving retail, restaurant, office, enclosed & below -grade parking garage,
assembly areas and multi- family residential dwelling units. The redevelopment
will be six stories in height with two additional lower level enclosed parking levels
for a total approximate 319,227 ft (below grade: 95,575 ft above grade 223,662
ft . The building is not considered to be a high -rise as defined by the building
code.
B. OBJECTIVE
The objective of this report is to provide, in conceptual terms, the fire protection
and life safety features of this mixed -use building. This document will assist in
coordinating the fire protection approach between all design disciplines and
outlining some of the interfacing characteristics between the different building
areas and systems.
A drawing review of the May 6, 2004 schematic design architectural drawings
and May 13, 2004 architectural code review and floor area data has been
conducted in order to identify issues associated with building construction types,
occupancy classifications, occupancy separations, fire department requirements,
egress, and other life safety issues. The attached May 6, 2004 schematic design
architectural drawings were provided on May 14, 2004, and are provided for
supporting information.
C. APPLICABLE CODES
The analysis and recommendations forming part of this report are based on the
applicable building codes as outlined below:
International Building Code (IBC) - 2003 Edition.
2. International Mechanical Code (IMC) - 2003 Edition.
3. International Plumbing Code (IPC) - 2003 Edition.
4. International Fire Code (IFC) - 2003 Edition.
5. International Energy Conservation Code (IECC) - 2003 Edition.
6. International Fuel Gas Piping Code (IFGPC) - 2003 Edition.
FIRE PROTECTION AND LIFE SAFETY, SCHEMATIC DESIGN REPORT D32934 — Page 2
VAIL PLAZA HOTEL REDEVELOPMENT PROJECT June 16, 2004
7. National Electrical Code (NEC) — 2002 Edition.
8. ADA — Accessibility Guidelines.
9. NFPA 13 - Fire Sprinkler Systems - 2002 edition.
10. NFPA 72 — Fire Alarm Systems — 2002 edition.
11. Town of Vail Amendments used for the currently adopted Uniform Codes
and assumed to be similar for the International Codes that the Town of
Vail has formally announced their intention to adopt.
12. Vail Fire and Emergency Services (VFES) Amendments used for the
currently adopted Uniform Codes and assumed to be similar for the
International Codes that the Town of Vail has formally announced their
intention to adopt.
This report addresses the key features of these codes, amendments and national
standards. Details of compliance are left to the construction documents and the
contractors. The Town of Vail and VFES have formally announced their intent to
adopt the International codes listed above. RJA can only assume that
amendments to the International Codes created by the Town of Vail and VFES
will be similar to those that exist and are enforced for the Uniform Codes. The
code analysis in this report is based on these codes with local amendments that
are known to be Town of Vail common practice under the Uniform Codes as
formal adoption and formal amendments have not been created. Any formal
amendments to the codes listed will have to be addressed in the future of the
development process and this report will have to be amended.
FIRE PROTECTION AND LIFE SAFETY, SCHEMATIC DESIGN REPORT D32934 — Page 3
VAIL PLAZA HOTEL REDEVELOPMENT PROJECT June 16, 2004
II. ANALYSIS SUMMARY AND IMPORTANT ISSUES
The following analysis is based on May 6, 2004 schematic design architectural drawings
received from Zehren and Associates on May 13, 2004. The following sections discuss
RJA's general comments, which will be clarified and detailed as the project becomes
more defined and we review the January 22, 2004 schematic design documents
attached to this report.
A. GENERAL COMMENTS
It is unknown if the design team and the Town of Vail have developed an
overall " fire department access site plan The building is not a high -rise,
the fire flow requirements, the percentage of unprotected openings in
ground level exterior walls, the allowable areas (frontage allowance), or
the required exterior fire hydrant locations and quantity. All of these issues
are related to the fire department fire flow and access plan.
2. RJA evaluated the maximum total allowable area for the construction type
(I -B) and compared it to the building areas listed on the May 13, 2004
code analysis sheet attached. The design team may utilize the "non -
separated uses" provision in Section 302.3.1 of the 2003 IBC. Further
analysis and confirmation of allowable area and utilization of non -
separated uses is required (see item III.B. regarding allowable area).
3. If the intent of the design team is to utilize the "non- separated uses"
provision in Section 302.3.1 of the 2003 IBC, this provision permits no
requirement for various occupancies in a building that contain more than
one occupancy classification to be physically separated by any type of fire
resistance rated assembly, except with respect to Group H occupancies
(Section 302.3). The principle behind non - separated uses is that the
different occupancies within the same building do not have to be
separated by fire resistance rated assemblies if the building complies
throughout with the more restrictive code requirements.
Further discussion regarding the enforcement of the more restrictive code
requirements for this project while utilizing the non - separated uses
provisions is required between the design team and the building official.
4. At this time there are two spaces that are open to four stories, plus a two -
story connecting hallway that meets the definition of an atrium. There are
provisions in the 2003 IBC that permit two -story atrium spaces to be
without a smoke control system, provided the opening between floors
complies with specific requirements (regarding smoke control). Further
discussion regarding the application and enforcement of these code
provisions for the two -story space is required once detail of the opening
FIRE PROTECTION AND LIFE SAFETY, SCHEMATIC DESIGN REPORT D32934 — Page 4
VAIL PLAZA HOTEL REDEVELOPMENT PROJECT June 16, 2004
between floors is reviewed with the design team. Hallway doors may also
be added to isolate the connecting hallway from the two four -story atrium
spaces. The two four -story atrium spaces will require some form of smoke
control and fire - resistive construction for the atrium walls.
5. Section 907.2.13 of the 2003 IFC /IBC requires an emergency voice /alarm
communication system to be installed in Group A, E or M occupancies
with an atrium that connects more than two stories.
6. There appears to be a desire to have glazing in the atrium walls to provide
a view of the atrium through a fixed -pane window for guest room
occupants. To accomplish this may require the use of fire -rated glazing,
non -rated glazing with window sprinklers or the use of fire shutters to
protect non -rated glazing. Either one of these options can be
accomplished to comply with code requirements. It is recommended that
these options be discussed with the code officials to verify their
acceptance with the most architecturally desired option.
7. The large dwelling unit in the B portion of the building has three "lock -off'
rental units. It was discussed on May 24, 2004 that the corridor within the
large dwelling unit leading to these three lock -off rental units was desired
to be non - rated. Since Table 1016.1 of the 2003 IBC only requires a fire -
resistive rated corridor for Group R occupant loads greater than 10 , this
section of corridor can be non - rated.
8. There is an o en stair in the B portion of the building from the 5 floor
level to the 4 " floor level. This stair can remain "open" in the building
design according to Exception 8, Section 1019.1 of the 2003 IBC. In other
than occupancy Groups H and I, a maximum of 50 percent of egress
stairways serving one adjacent floor are not required to be enclosed,
provided at least two means of egress are provided from both floors
served by the unenclosed stairways. Any such two interconnected floors
shall not be open to other floors. Page 10 -96 of the 2003 IBC
Commentary — Volume 1 states this is acceptable, since the after moving
down the 4 th floor level from the unenclosed stairway, the required number
of enclosed stairways (two) is available on the 4 th floor level.
9. Particular attention needs to be paid to the occupant load of the
Ballroom /Conference, Breakout and Pre - Convene Lobby Center in the B
portion of the upper basement level. Currently the Ballroom /Conference
Center is being calculated with an occupant load of 15 square feet per
person. This is a valid occupant load factor for "un- concentrated" areas
(tables and chairs) according to Table 1004.1.2. "Concentrated" areas
(chairs only — not fixed) require 7 square feet per person. "Standing
space" areas require 5 square feet per person, which would probably
apply to the pre - convene lobby area. This area will generate a larger
.. FIRE PROTECTION AND LIFE SAFETY, SCHEMATIC DESIGN REPORT D32934 — Page 5
VAIL PLAZA HOTEL REDEVELOPMENT PROJECT June 16, 2004
occupant load to increase egress component widths and will be an
important area to verify later.
10. There will be a cooling tower and elevator hoist -way venting on the top of
the B portion of the building with openings in the fire- resistive rated roof,
which will be in close proximity with the building on the adjacent lot (within
3 feet). It was asked if the openings in the roof will require fire dampers.
Section 711.4 of the 2003 IBC states, skylights and other penetrations
through a fire - resistive -rated roof deck are permitted to be unprotected
provided that the structural integrity of the fire - resistance -rated roof
construction in maintained. Unprotected skylights shall not be permitted in
roof construction required to be fire - resistance rated in accordance with
Section 704.10. Section 704.10 states, for buildings ..., approved
protectives shall be provided in every opening that is less than 15 feet
vertically above the roof of an adjoining building or adjacent structure that
is within a horizontal fire separation distance of 15 feet of the wall in which
the opening is located. The Exception to Section 704.10 states, opening
protectives are not required where the roof construction has a fire -
resistance rating of not less than 1 -hour for a minimum distance of 10 feet
from the adjoining building and the entire length and span of the
supporting elements for the fire - resistance -rated floor assembly has a fire
fire - resistance rating of not less than 1 hour. One perspective might be
that since the adjoining building to the Vail Plaza Hotel is at a lesser
elevation, then unprotected openings in the roof are allowed. Another
perspective might be that since the adjacent lot owner might build a taller
structure some day, then unprotected openings in the roof should be held
back at least 10 feet from the property line (this would be the most
conservative and defendable interpretation). Page 7 -54 of the 2003 IBC
Commentary — Volume 1 states, the fire - resistance rating required by
Table 601 for roof construction is intended to minimize the threat of
premature structural failure of the roof construction under fire conditions.
The reader is also referred to Sections 704.10 and 705.6 (Vertical
Continuity of Fire Walls) for further requirements.
11. The architectural code review accurately indicated Section 1405.4 of the
2003 IBC allows for limited use of combustible wood veneer siding for
Type II buildings.
12. RJA was not able to review portions of the Vail Water Master Plan
regarding the Vail Plaza Hotel Redevelopment project. Review of this
information is necessary to indicate if the Vail Plaza Hotel area has
adequate water flow and pressure for fire flow demands. Review of this
information needs be done soon to ensure detailed fire flow information
around the site and especially at the point of connection for the fire line
serving the fire sprinkler and standpipe system is adequate.
FIRE PROTECTION AND LIFE SAFETY, SCHEMATIC DESIGN REPORT D32934 — Page 6
VAIL PLAZA HOTEL REDEVELOPMENT PROJECT June 16, 2004
13. Vail Fire and Emergency Services (VFES) has detail requirements for fire
alarm and sprinkler system design and submittals that can be obtained
from Fire Marshal Mike McGee at (970) 479 -2135. Further development
and discussion pertaining to these requirements is required. RJA has
been authorized to provide the fire alarm and sprinkler system
performance specification and preliminary design. This authorization
occurred on June 14, 2004.
14. This building is allowed to have a Class I standpipe system as a fully
sprinklered building. Standpipe risers will be located within the stair
enclosure or protected with the same degree of protection required for
other vertical enclosures. WES has an existing Fire Code amendment
that calls for the standpipe system to be manual, dry and separate from
the automatic sprinkler system (not combined). It should be noted that
Section 905.8 of the 2003 IFC /IBC prohibits dry standpipes, except where
subject to freezing. The design team should verify what the standpipe
requirements (manual or combined) would be for this project. A manual
standpipe system would require two riser systems through the building,
one for the manual standpipe and one for the automatic sprinkler systems.
RJA is proceeding with the performance specifications and design based
on the assumption that the requirement for a separate standpipe system
will be required for this project.
FIRE PROTECTION AND LIFE SAFETY, SCHEMATIC DESIGN REPORT D32934 — Page 7
VAIL PLAZA HOTEL REDEVELOPMENT PROJECT June 16, 2004
III. FIRE AND LIFE SAFETY SYSTEM REQUIREMENTS
FB
OCCUPANCY CLASSIFICATIONS
Occupancy
Apartment/Fractional Fee
Hotel
"Lock -Off Rental Units"
Enclosed Parking Garage
Loading docks
Restaurant, Bar, Bnqt Hall
Ballroom /Conference Center
Health Club
Spa Treatment Area
Locker Rooms
Offices
Retail /Sales
Storage — Low Hazard, Food
Storage — Moderate Hazard
Laundry, Kitchens
Mechanical/Toilets
Occupancy Classification
R -2
R -1
R -1 within a R -2 dwelling unit
S -2
S -2
A -2
A -3
A -3
B
B
B
M
S -2
S -1
F -1
Accessory Use or Incidental Use
B. CONSTRUCTION TYPE AND OCCUPANCY SEPARATIONS
Chapter 5 of the 2003 IBC gives general information regarding allowable building
heights and areas. Table 503 lists allowable heights and building areas based
on the type of building construction and type of occupancy or use of the building.
Some general concepts help determine allowed building sizes and heights. Non-
combustible and fire - resistive buildings are allowed to be larger than combustible
and non -rated (not fire - resistive buildings). Buildings with occupancy uses
involving a lesser number /density of people are allowed to be bigger than those
with a greater number /density of people. Buildings with occupancy uses
involving less hazardous operations are allowed to be bigger than those with
greater hazardous operations. Finally, buildings with occupancy uses involving
people who are more capable of self - evacuation are allowed to be bigger than
those with people who are more restrained or incapacitated.
The choice of building construction is based on those factors listed above. It can
be more economical to increase the construction type to avoid costs of providing
and maintaining fire - resistive elements and fire walls. This report focuses on
providing the most economical building construction type for each building based
on its size and occupancy use.
FIRE PROTECTION AND LIFE SAFETY, SCHEMATIC DESIGN REPORT D32934 — Page 8 �.
VAIL PLAZA HOTEL REDEVELOPMENT PROJECT June 16, 2004
Section 504 and 506.3 allow height and building area increases based on the
installation of fire sprinkler systems in accordance with NFPA 13. The IBC allows
an increase in both height and area when the building is sprinklered. The
sprinklered building height may be increased 20 feet and one story for the
installation of a NFPA 13 fire sprinkler system. The sprinklered building area per
floor may be doubled for multi -story buildings and tripled for single -story
occupancies. The maximum area of a building is determined by multiplying the
allowable area by the number of stories (up to three stories). Basements are not
included in the allowable area calculation if they do not exceed the area
permitted for a one -story building. Mezzanines do not contribute to the building
area calculation if they do not exceed one -third of the floor area below.
Equations 5 -1 and 5 -2 in Section 506 of the 2003 IBC allow building area
increases based on the building, which adjoin a street or public way. To gain this
allowable area increase the building must have more than 25 percent of its
perimeter on a public way having a minimum width of 20 feet. If the public ways
or open spaces are at least 30 feet or more in width, then a "frontage" area
increase of up to 75 percent per floor may be obtained. If building separation
distances are made available to RJA these allowable area increases can be
calculated and evaluated
The design team may want to utilize the "non- separated uses" provision in
Section 302.3.1 of the 2003 IBC. This provision permits no requirement for
various occupancies in a building that contain more than one occupancy
classification to be physically separated by any type of fire resistance rated
assembly, except with respect to Group H occupancies (Section 302.3). Note,
however, in some cases it could happen that there is a wall between two different
areas that is required by some other provision of the code to be fire resistance
rated (e.g., a "fire partition" wall is required to serve as a Group R corridor or
dwelling -to- dwelling separation wall that is normally required to be fire resistance
rated).
The principle behind non- separated uses is that the different occupancies within
the same building do not have to be separated by fire resistance rated
assemblies (fire barriers in the 2003 IBC) if the building complies throughout with
the more restrictive code requirements for: minimum construction type; possibly
high -rise buildings (Section 403) and fire protection systems (Chapter 9).
Although each occupancy is separately classified as to its group, a fire resistance
rated assembly is not required by the non - separated uses option. The design
team may choose to separate physically the occupancies, however, a fire
resistance rating of these separations would not be required by this section.
There are four basic steps to follow when applying the nonseparated uses
concept:
FIRE PROTECTION AND LIFE SAFETY, SCHEMATIC DESIGN REPORT D32934 — Page 9
r VAIL PLAZA HOTEL REDEVELOPMENT PROJECT June 16, 2004
Step 1: Determine which group classifications are present in the building.
Step 2: Determine the minimum type of construction based on the height
and area of the building for each group in accordance with Chapter 5 and
Table 503 of the 2003 IBC. Apply the requirements for the highest type to
the entire building.
For example, the tabular area for Group S -1 (48,000 square feet per floor
for an un- sprinklered building) is less than the corresponding tabular area
for Group A, B, M, R or S -2; therefore, Group S -1 results in a requirement
for a higher type of construction and will, therefore determine the minimum
construction type of the building.
Step 3: Apply the most restrictive provisions contained in Section 403 and
Chapter 9 throughout all nonseparated uses. It is important to note the
threshold requirements for fire protection systems contained in Chapter 9.
In some cases, they are simply based on the occupancy and in other
cases they are based on height or area criteria. Also note that the
requirements to be met in some cases only apply to the fire area in which
a given occupancy is contained, while in others they apply to the entire
building.
For example, if in the example under Step 2, the business
occupancy is required to have a fire alarm system with manual fire
alarm boxes, then one would be required for the entire building,
even though Chapter 9 does not require a fire alarm system for a
storage occupancy.
Another example, if the same building has meeting rooms that
classify as Group A occupancy and an atrium that connects the
meeting room level to levels above, the atrium is required to be
provided with an emergency voice /alarm communication system in
accordance with section 907.2.13 of the 2003 IBC. Under the
nonseparated uses provisions, an emergency /voice communication
system would be required for the entire building.
Step 4: Apply all other requirements of the code, except for Section 403
and Chapter 9, to each occupancy individually based on the specific
occupancy of each space, e.g., means of egress. For example if a
transformer is planned to be within the building, this type of installation
would need to comply with Section 450, Part III of the 2002 NEC (NFPA
70), requiring fire separation.
RJA evaluated the allowable area requirements for this project using the non-
separated uses provisions and methodology described above. An S -1 occupancy
is the most restrictive use according to Table 503. Other more strict provisions in
FIRE PROTECTION AND LIFE SAFETY, SCHEMATIC DESIGN REPORT D32934 — Page 10
VAIL PLAZA HOTEL REDEVELOPMENT PROJECT June 16, 2004
the 2003 IBC may also be applied in addition to the Table 503 limitations such as
those from Section 403 and Chapter 9 (see Step 3 in the methodology described
above). Table 503 lists the tabular values of 48,000 ft 2 , 11 stories and 160 feet
for an S -1 occupancy built with Type l -B construction. It is unknown what the
allowable "frontage" increase is for the building; so only the "sprinkler" increase is
calculated. The sprinkler increase allows for 144,000 ft per floor (48K + (2)(48K)
= 144K). The multi -story increase allows for a maximum building square footage
of 432,000 ft (144K x 3 = 432K). For the above grade building area of 223,662
ft from the code analysis sheet (below grade basement areas are assumed to
be excluded from allowable area per Section 503.1.1 of the 2003 IBC), the
allowable area exceeds the planned area without considering frontage increases
and appears to be acceptable at this point of design.
Section 603 of the 2003 IBC outlines the acceptable uses of combustible
construction in Type I and II construction. Table 601 and 602 give the fire
resistive requirements for building elements, which is summarized in the next
table for type i -B construction, currently planned for this project.
Section 1405.4 of the 2003 IBC allows limited use of wood veneers on exterior
walls of Type I, II, III and IV construction when the veneer covering is not less
than 1 -inch nominal thickness, 0.438 -inch exterior hardboard siding or 0.375 -inch
exterior -type wood structural panels or particleboard and conforming to the
following:
1. The veneer does not exceed three stories in height, measured from grade,
except where fire - retardant- treated wood is used, the height shall not
exceed four stories.
2. The veneer is attached to or furred from a noncombustible backing that is
fire - resistance rated as required by other provisions of this code.
3. Where open or spaced wood veneers (without concealed spaces) are
used, they shall not project more than 24 inches from the building wall.
FIRE PROTECTION AND LIFE SAFETY, SCHEMATIC DESIGN REPORT D32934— Page 11
VAIL PLAZA HOTEL REDEVELOPMENT PROJECT June 16, 2004
Element, For 1 -13 Construction
Fire
Resistance
Ratin
hours
Exterior bearinS walls
2
Exterior non - bearing walls less than 3 feet to property line
( openings are not permitted)
F- 1 /M /S -1 = 2
Other Non -H =1
Exterior non - bearing walls & greater than or equal to 3 feet to less
than 5 feet from property line see note 1
F- 1 /M /S -1 = 2
Other Non -H =1
Non -I -A Exterior non - bearing walls & greater than or equal to 5
feet to less than 10 feet from property line see note 1
F- 1 /M /S -1 = 1
Other Non -H =1
I -A, I -B & Others (Non -H, Non-11-13 & Non -V -B) Exterior non-
bearing walls & greater than or equal to 10 feet to less than
30 feet from property line see note 1
F- 1 /M /S -1 = 1
Other(Non -H) =1
II -B & V -B Exterior non - bearing walls & greater than or equal to 10
feet to less than 30 feet from property line see note 1
F- 1 /M /S -1 = 0
Other Non -H =0
Exterior nonL22rinq walls & 30 feet or more to property line
0
Structural frame 1 -hr where supporting roof only)
2
Interior walls (bearing) (1 -hr where supporting roof only)
2
Shaft, Stair enclosures & Elevator hoistways (1 -1/2 hour doors), if
four or more stories, Section 707
2
Shaft, Stair enclosures & Elevator hoistways (1 -hour doors), if
three stories or less, Section 707
1 (see note 2)
Egress corridors 20- minute doors Table 714.2
1 see note 3
Floor construction, supporting beams and joists
2
Roof construction, supporting beams and joists
f see note 4
Dwelling Unit to Dwelling Unit Separation
1
Interior dwelling unit partitions
No requirement
Fire and /or Smoke Dampers
See note 5
Elevator lobby separation
1 see note 6
Trash Room 45- minute doors
1
Fire Command Center 45- minute doors)
1
Notes: 1. When separation to the property line is less than or equal to 30 feet,
the exterior wall must be provided with opening protection of not less
than the requirements of Tables 715.3 and 715.4 of the 2003 IBC,
but not less than 3 /4 -hour fire resistant protection. The sum of the
area of such openings shall not exceed those allowed in Table
704.8.
2. Fire - resistance rating of the shaft must be not less than the floor
penetrated.
3. Windows in corridor walls shall be protected by fixed glazing listed
and labeled for a fire protection rating of at least 45- minutes. The
total area of windows in a corridor shall not exceed 25 percent of a
common wall with any room. (2003 IBC Section 715.4.7).
FIRE PROTECTION AND LIFE SAFETY, SCHEMATIC DESIGN REPORT D32934 — Page 12
VAIL PLAZA HOTEL REDEVELOPMENT PROJECT June 16, 2004
4. For Non- F- 1 /H /M /S -1 occupancies fire protection of structural
members (roof framing, decking, etc.) is not required where every
part of roof construction is 20 feet or more above the floor below.
The use of fire - retardant treated wood is allowed for unprotected
members.
For Type I & II construction, fire - retardant treated wood is allowed in
buildings two stories or less in height for roof construction including
girders and trusses (2003 IBC Table 601, Footnote c). This is also
allowed in type II construction over two stories, or Type I
construction over two stories with a vertical distance from the upper
floor to the roof of 20 feet or more.
5. Fire dampers (2003 IBC, Section 716.5.1) are required in fire walls
Fire dampers are required in fire barriers (2003 IBC, Section
716.5.2, except smoke control system ducting and for walls rated 1-
hour or less, other than H occupancies, when the building is
sprinklered throughout). Fire dampers are required in Shaft
enclosures (2003 IBC, Section 716.5.3, except any smoke control
system ducting for Group B occupancies with NFPA 13 fire sprinkler
systems, bathroom and toilet room exhaust with certain design
criteria and parking garage exhaust/supply shafts separated from
other shafts by at least 2 -hour construction). Fire dampers are
required in Fire partitions (except Non -H occupancies when
partitions are tenant separation and corridor walls in a building that
is sprinklered throughout, and dust systems meeting the provisions
in exception 2, Section 716.5.4 of the 2003 IBC). Smoke dampers
are required in corridors (2003 IBC, Section 716.5.4.1, except
smoke control system ducting and for at least 0.019 -inch steel
ducting with no openings serving the corridor). Smoke dampers
are required in smoke barriers (except for steel ducting with
openings limited to a single smoke compartment). (2003 IBC
Section 716.5.5).
6. Elevator lobbies shall be completely separate from corridors
required to be fire - resistive by one -hour rated fire partitions and 3 /4 -
hour opening protection. The street -level lobbies of office buildings
do not need to be separated if a sprinkler system is present (2003
IBC Section 707.14). In other than Group 1 -3 and building four
stories or less in height lobby separation is not required when the
building is sprinklered throughout Lobby separation will be required
for the fire_ rated corridors with Group . R occupancies on them
FIRE PROTECTION AND LIFE SAFETY, SCHEMATIC DESIGN REPORT D32934 — Page 13
VAIL PLAZA HOTEL REDEVELOPMENT PROJECT June 16, 2004
Section 704.8 of the 2003 IBC defines the maximum allowable area of
unprotected and protected openings (windows, doors, etc.) permitted in an
exterior wall. The combined ratios of unprotected and protected openings to the
maximum allowed shall not exceed 1.0. Table 704.8, based on fire separation
distances, can be summarized below. Percentages given are based on the area
of the exterior wall.
Footnotes and exceptions for the table above:
1. NP = Not permitted.
2. NL = No Limit or Unlimited.
3. For Group R -3 occupancies with a separation distance of greater than 3
feet to 5 feet, a maximum of 25% of unprotected and protected exterior
wall openings are allowed. These openings are unlimited for separation
distances greater than 5 feet.
4. Unlimited openings are allowed for open parking structures with
separation distances greater than 10 feet.
5. Section 705.6.1 has requirements for buildings with differing roof heights.
6. Unlimited unprotected openings are allowed for Type IIB and VB (non-
rated) buildings with separation distances greater than 10 feet.
Since this building will be equipped with a NFPA 13 fire sprinkler system, the
percentage of unprotected openings in the table above can be the same as the
greater percentage of protected openings (2003 IBC, Section 704.8.1). Some
exterior walls of the building may a need to have grade -level store fronts with
large amounts of window space. Section 704.8.2 of the 2003 IBC allows for
unlimited unprotected openings in the first story of exterior walls facing a street
that has a fire separation distance of greater than 15 feet, or facing an
unoccupied space. The unoccupied space needs to be on the same lot or
dedicated for public use with at least a 30 -foot width, and shall have access from
a street by an approved fire lane. Another way to solve this issue would be to
utilize Section 704.8.1 of the 2003 IBC. Since this building will be equipped with
a NFPA 13 fire sprinkler system, the percentage of unprotected openings in
Table 704.8 can be the same as the greater percentage of protected openings. If
the fire separation could be established at greater than 15 feet (i.e., 15' -1 "), then
the percentage of openings could be 75 percent according to Table 704.8.
Table 715.3 (2003 IBC) has the fire door fire protection ratings. Table 715.4
(2003 IBC) has the fire window fire protection ratings. Section 715.4.8 gives the
0 ft to
3 f
>3 ft to
5 f
>5 ft to
loft
>10 ft to
15 ft
>15 ft to
20 ft
>20 ft
to25ft
>25 ft
to30ft
>30 ft
CLASSIFICATION
OF OPENINGS
Unprotected
NP
NP
10%
15%
25%
45%
70%
NL
Protected
NP
15%
25%
45%
75%
NL
NL
NL
Footnotes and exceptions for the table above:
1. NP = Not permitted.
2. NL = No Limit or Unlimited.
3. For Group R -3 occupancies with a separation distance of greater than 3
feet to 5 feet, a maximum of 25% of unprotected and protected exterior
wall openings are allowed. These openings are unlimited for separation
distances greater than 5 feet.
4. Unlimited openings are allowed for open parking structures with
separation distances greater than 10 feet.
5. Section 705.6.1 has requirements for buildings with differing roof heights.
6. Unlimited unprotected openings are allowed for Type IIB and VB (non-
rated) buildings with separation distances greater than 10 feet.
Since this building will be equipped with a NFPA 13 fire sprinkler system, the
percentage of unprotected openings in the table above can be the same as the
greater percentage of protected openings (2003 IBC, Section 704.8.1). Some
exterior walls of the building may a need to have grade -level store fronts with
large amounts of window space. Section 704.8.2 of the 2003 IBC allows for
unlimited unprotected openings in the first story of exterior walls facing a street
that has a fire separation distance of greater than 15 feet, or facing an
unoccupied space. The unoccupied space needs to be on the same lot or
dedicated for public use with at least a 30 -foot width, and shall have access from
a street by an approved fire lane. Another way to solve this issue would be to
utilize Section 704.8.1 of the 2003 IBC. Since this building will be equipped with
a NFPA 13 fire sprinkler system, the percentage of unprotected openings in
Table 704.8 can be the same as the greater percentage of protected openings. If
the fire separation could be established at greater than 15 feet (i.e., 15' -1 "), then
the percentage of openings could be 75 percent according to Table 704.8.
Table 715.3 (2003 IBC) has the fire door fire protection ratings. Table 715.4
(2003 IBC) has the fire window fire protection ratings. Section 715.4.8 gives the
FIRE PROTECTION AND LIFE SAFETY, SCHEMATIC DESIGN REPORT D32934 — Page 14 x '
VAIL PLAZA HOTEL REDEVELOPMENT PROJECT June 16, 2004
requirements for exterior window assemblies. Exterior windows in a wall rated
two -hours or greater require a 1 -1/2 hour rating. One -hour rated exterior walls
require 3 /4 -hour window assemblies.
The 2003 IBC defines fire separation distance as the distance measured from
the building face to (1) the closest interior lot line or centerline of a street, alley or
public way, or (2) an assumed or imaginary property line between two buildings
on the same property (see section 704.3 for buildings on the same property).
The distance shall be measured at right angles from the face of the building wall.
The "building face" implies the face of the exterior building wall. It does not
include projections.
The issue of building projections is addressed in different areas of the 2003 IBC.
Section 704.2.3 generically addresses combustible projections. Combustible
projections located where openings are not permitted or where protection of
openings is required, shall be of at least 1 -hour fire - resistance -rated construction,
Type IV construction or as required by Section 1406.3 (detailed in the next
paragraph).
Section 1406.3 gives requirements for the use of combustible materials on the
exterior side of exterior walls for balconies and other similar projections.
Combustible projections, other than fire - retardant- treated wood, shall afford the
fire resistance rating required by Table 601 (see summary tables above for
different types of construction) for floor construction or shall be of Type IV
construction (see Section 602.4), and the aggregate length shall not exceed 50
percent of the building perimeter. The exceptions to these requirements are as
follows:
■ Untreated wood is permitted for pickets and rails, or similar guardrail
devices that are limited to 42 inches in height.
Where fire sprinkler protection is extended to the balcony areas, the
aggregate length of the balcony on each floor shall not be limited.
Section 705 addresses firewalls. Each portion of a building separated by fire
wall(s) shall be considered a separate building. Fire walls are used to separate
the interior of a building and comply with maximum allowable areas. Fire walls
that occur on property lines (for buildings on adjoining properties) are referred to
as party walls" and are constructed without openings (2003 IBC, Section 503.2).
Fire walls shall be constructed with non - combustible materials (except in Type V
construction). Fire wall fire- resistance ratings are given in Table 705.4 and
summarized below.
K FIRE PROTECTION AND LIFE SAFETY, SCHEMATIC DESIGN REPORT D32934 — Page 15
VAIL PLAZA HOTEL REDEVELOPMENT PROJECT June 16, 2004
GROUP
FIRE - RESISTANCE RATING hours
A, B, E, H -4, I, R -1, R -2, U
3 footnote 1
F -1, H -3, H -5, M, S -1
3
H -1, H -2
4 footnote 2
F -2, S -2, R -3, R -4
2
Footnotes and exceptions for the table above:
1. Type II or V buildings can have 2 -hour firewalls for Groups A, B, E, H -4, I,
R -1, R -2 and U occupancies.
2. For Group H -1, H -2 and H -3 buildings see Sections 415.4 and 415.5.
3. If different (mixed) occupancies are being separated, most restrictive
rating applies
Fire barriers are used for the separation of shafts, vertical exit enclosures, and
exit passageways, horizontal exits, and incidental areas, different types of
occupancies (see Table 302.3.2) or to separate a single occupancy into separate
fire areas. Fire barriers must be continuous through concealed spaces from the
top of the floor /ceiling assembly below to the underside of the floor /roof slab /deck
above.
Incidental use areas involve small rooms within a building that are incidental to
primary occupancy of the building or area. These areas include laundry, storage
and furnace rooms. Fire barrier requirements for incidental use areas can be
found in Table 302.1.1 of the IBC.
Shaft enclosures (including exit enclosures) shall have a fire - resistance rating of
not less than two hours where connecting four stories or more and one hour
where connecting three stories or less. The fire- resistance rating of the shaft
shall not be less than the floor assembly penetrated. Shaft enclosure walls shall
be continuous and fire stopped at every floor (when hollow vertical spaces exist).
In accordance with Section 707.13 of the 2003 IBC, openings into trash chutes
shall not be located in exit access corridors. If trash chutes are considered in the
design, then access openings to the chutes must be located in one -hour rated
rooms with 3 /4 -hour doors that are self - closing or automatic closing upon the
detection of smoke. The termination rooms must have similar construction. Fire
sprinkler heads must be provided at the top, bottom and intervening stories of the
chute.
Elevator shafts shall comply with Section 707.14. Elevators opening into fire -
resistance rated corridors shall be provided with an equivalently rated elevator
lobby at each floor. The lobby shall separate the elevators from the corridor by
means of a fire partition. Sprinklered buildings three stories and less (other than
Group 1 -3) do not require lobby separation. Sprinklered office buildings do not
FIRE PROTECTION AND LIFE SAFETY, SCHEMATIC DESIGN REPORT D32934 — Page 16 x
VAIL PLAZA HOTEL REDEVELOPMENT PROJECT June 16, 2004
A
require lobby separation at the street level. Elevator lobbies shall have at least
one means of egress. For Atrium floor openings conforming shaft enclosure
requirements, see Part III, Item K.
Fire partitions consist of vertical assemblies and shall comply with section 708
of the 2003 IBC. They are generally required to have a fire - resistance rating of
1 -hour with 20- minute doors. Fire partitions include walls separating dwelling
and sleeping units and corridor walls. Table 1016.1 provides corridor fire -
resistance ratings. Corridors serving occupant loads greater than 30 in Group A,
B, E, F, M, S and U occupancies are not required to be rated when the building is
sprinklered throughout. Corridors serving occupant loads greater than 10 in
Group R occupancies are required to be 0.5 -hour rated when the building is
sprinklered throughout.
Smoke barriers shall comply with section 709 and have a 1 -hour fire - resistance
rating and 20- minute door opening protection (2003 IBC, Section 715.3.3).
Fire - resistance rating of structural members shall comply with Section 714.
Where the fire protective covering of a structural member is subject to impact
damage (vehicles, moving merchandise or other activity), the fire protective
covering shall be protected by corner guard a minimum of 5 feet above finished
floor (2003 IBC, Section 714.4).
EGRESS COMMENTS
A detailed egress analysis was not performed using the current set of drawings,
since the drawings were conceptual in nature RJA will calculate required egress
widths at a later date However, general egress comments are made here that
may or may not apply to this project and apply to projects in general of this
occupancy type and use.
Group R occupancy spaces with one means of egress cannot have an
occupant load of greater than 10 (2003 IBC Section/Table 1014.1). Given
a 200 square foot per person occupant load factor for Group R
occupancies, a Group R area or floor level cannot have an area greater
than 2,000 square feet unless it has access to a second means of egress.
An additional egress system design constraint to keep in mind is a
"common path of egress travel" cannot exceed 75 feet (2003 IBC, Section
1013.3). A common path of travel is that distance that must be traveled
before a second means of egress becomes available.
2. Occupancy load factors are given in Table 1004.1.2 (2003 IBC) for
different occupancies. Occupant loads can be calculated using these
figures.
3. Required egress widths per occupant served are given in Table 1005.1
K FIRE PROTECTION AND LIFE SAFETY, SCHEMATIC DESIGN REPORT D32934 — Page 17
VAIL PLAZA HOTEL REDEVELOPMENT PROJECT June 16, 2004
(2003 IBC). Since the building will be sprinklered, stairways can be sized
for 0.15 inches per occupant and other egress elements can be sized for
0.2 inches per occupant. Corridors and stairways are generally required
to be at least 44 inches wide and exit doors are required to be at least 36
inches wide and 6 feet, 8 inches high.
4. Two or more means of egress need to be provided except when the
occupant load exceeds 50 for Group A, B, E, F, M and U occupancies, or
10 for Group R occupancies. Note item number 1 above for Group R
occupancies. A minimum of three exits is required for occupant loads
between 501 and 1,000, and four exits are required for occupant loads
exceeding 1,000.
5. Exit access travel distances are given in Table 1015.1. These distances
are generally limited to 200 feet for occupancies in non - sprinklered
buildings and 250 feet for occupancies in sprinklered buildings (except
sprinklered Group B occupancies are limited to 300 feet and sprinklered
Group S -2 parking garages are limited to 400 feet). Dead end corridors
are limited to 20 feet.
6. In other than the lowest level of the atrium, where the required means of
egress in through the atrium space, the portion of exit access travel
distance within the atrium space shall not exceed 200 feet (Section 404.8).
7. Particular attention needs to be paid to the occupant load of the
Ballroom /Conference, Breakout and Pre- Convene Lobby Center in the B
portion of the upper basement level. Currently the Ballroom /Conference
Center is being calculated with an occupant load of 15 square feet per
person. This is a valid occupant load factor for "un- concentrated" areas
(tables and chairs) according to Table 1004.1.2. "Concentrated" areas
(chairs only — not fixed) require 7 square feet per person. "Standing
space" areas require 5 square feet per person, which would probably
apply to the pre - convene lobby area. This area will generate a larger
occupant load to increase egress component widths and will be an
important area to verify later.
D. INTERIOR FINISHES
Interior finishes shall comply with Chapter 8 and Table 803.5 of the 2003 IBC.
As a general rule, the installation of an automatic sprinkler system often allows a
one -class reduction in the requirement for flame- spread classification.
1. Flame spread ratings for walls and ceilings depend on the occupancy group
classification of the room /area.
FIRE PROTECTION AND LIFE SAFETY, SCHEMATIC DESIGN REPORT D32934 — Page 18
VAIL PLAZA HOTEL REDEVELOPMENT PROJECT June 16, 2004
a. Vertical exits and exit passageways (either Class A or B): 0 -25, 26 -75
or 76 -200.
b. Exit access corridors and other exitways (either Class A, B or C): 0 -25,
26 -75 or 76 -200.
c. Rooms and enclosed spaces (Class A, B or C): 0 -25, 26 -75 or 76 -200.
d. Foam plastics used as interior finish shall meet the flame spread index
requirements of Chapter 8. Foam plastics used as interior trim shall
not exceed a flame spread of (Class B) 75, have a minimum density of
20 pounds per cubic foot, have a maximum thickness of 0.5 -inch & a
maximum width of 8- inches, and constitute not more than 10 percent of
the aggregate wall and ceiling area.
e. Material used as interior trim shall have a minimum Class C flame
spread (76 to 200) and smoke spread rating. Combustible trim shall
not exceed 10 percent of the aggregate wall or ceiling area (2003 IBC,
805.5).
In Group A, E, I, R -1 and dormitories in R -2, decorative materials
suspended from walls or ceilings shall be flame resistant or
noncombustible. The permissible amount of flame- resistant decorative
materials shall not exceed 10 percent of the aggregate area of walls
and ceilings (2003, 805.1).
g. Insulation will have a flame spread of not more than (Class A) 25 and a
smoke - developed index rating of not more than 450 (2003 IBC,
Section 719.2).
h. Textiles on wails or ceilings will not exceed a flame spread of (Class A)
25 and be protected by automatic sprinklers, or shall meet the test
criteria in Section 803.6.1.1 of the 2003 IBC.
All other interior finish will have a flame spread not to exceed (Class C)
200.
2. Smoke density classification for walls and ceilings will not exceed 450.
3. Acoustical ceiling systems that are part of fire - resistance -rated construction
shall be installed in the same manner used in the assembly tested and shall
comply with the provisions of Chapter 7 (2003 IBC, Section 803.9).
4. Class 11 interior floor finishes shall be used in Group A, B, E, H, 1 -4, M, R -1,
R -2 and S occupancies, or shall only have to comply with the DOC FF -1 "pill
test" (CPSC 16 CFR 1630) if the building is sprinklered throughout. Interior
FIRE PROTECTION AND LIFE SAFETY, SCHEMATIC DESIGN REPORT D32934 — Page 19
VAIL PLAZA HOTEL REDEVELOPMENT PROJECT June 16, 2004
floor finishes in all other occupancies /areas (other than Group 1 -2 and 1 -3)
shall comply with the DOC FF -1 "pill test" (CPSC 16 CFR 1630). (2003 IBC,
Section 804.5.1).
5. If any plastics are proposed to be used as interior finish they will be
separately identified in subsequent amendments to this report.
6. The interior finish of walls and ceilings of the atrium shall not be less than
Class B with no reduction in class for sprinkler protection (Section 404.7).
E. ACCESS CONTROL
Access control techniques within some buildings are allowed. Sequencing and
design criteria need to comply with Section 1008.1.8.6 of the 2003 IBC for
delayed egress locks. Approved, listed, delayed egress locks are permitted on
doors serving any occupancy (except Group A, E and H) in buildings that are
sprinklered throughout or have an approved smoke and heat detector system.
The delayed egress locked doors must unlock in accordance with all the items
listed below:
The doors unlock upon actuation of the automatic sprinkler system of
automatic fire detection system.
2. The doors unlock upon loss of power controlling the lock or lock
mechanism.
3. The door locks shall have the capability of being unlocked by a signal from
the fire command center.
4. The initiation of an irreversible process which will release the latch in not
more than 15 seconds (or a 30 second delay if approved) when a force of
not more than 15 pounds is applied for 1 second to the release device.
Initiation of the irreversible process shall activate an audible signal in the
vicinity of the door. Once the door lock has been released by the
application of force to the releasing device, relocking shall be by manual
means only.
5. A sign shall be provided on the door located above and within 12 inches of
the release device reading: PUSH UNTIL ALARM SOUNDS. DOOR CAN
BE OPENED IN 15 SECONDS.
6. Emergency lighting shall be provided at the door.
F. AUTOMATIC SPRINKLER SYSTEM
FIRE PROTECTION AND LIFE SAFETY, SCHEMATIC DESIGN REPORT D32934 —Page 20 `
VAIL PLAZA HOTEL REDEVELOPMENT PROJECT June 16, 2004
Vail Fire and Emergency Services (VFES) has detail requirements for fire
sprinkler and standpipe system design and submittals that can be obtained from
Fire Marshal Mike McGee at (970) 479 -2135. A registered fire protection
professional engineer or a NICET III designer must stamp the system design.
Section 903.2.7 of the 2003 IFC /IBC will require an automatic sprinkler system
throughout the building and the system shall be designed and installed in
accordance with Section 903.3.1.1 (NFPA 13).
In accordance with 2003 IBC Section 903.4, the system must also be
equipped with electrically supervised water supply control valves and
water flow switches. The fire department will most likely have a
requirement to have individual floors zoned separately. Alarm,
supervisory and trouble signals shall be distinctly different and shall be
automatically transmitted to an approved monitoring agency.
2. The fire department connection (FDC) and an approved audible sprinkler
flow alarm must be provided on the exterior of the building in an approved
location (i.e., an outside weatherproof horn /strobe). These are usually
located on the front side of the building visible to the street that the
building is addressed to and within 50 feet to 100 feet of a fire hydrant. A
metal sign is required to be mounted on all FDC's identifying what it is.
The Vail Fire and Emergency Services (VFES) will require placement of
the FDC, fire alarm annunciator and /or fire alarm control panel and Knox
Box on the same side of the building.
3. Where a fire alarm system is installed, the actuation of the automatic
sprinkler system shall actuate the building fire alarm system.
4. Wet -pipe, hydraulically calculated automatic sprinkler systems will be
provided throughout almost all areas. Where temperatures cannot be
maintained above 40 °F, dry or antifreeze systems will be installed.
5. Automatic sprinkler systems will be designed to comply with NFPA 13
standards. The required area of operation (in the hydraulic calculations)
will be increased by 30 percent for dry pipe systems with no reduction in
the required density. These areas will typically be in the parking garage
and the exterior balconies, or any other area that cannot maintain a
temperature above 40 °F.
6. Automatic sprinkler system zones will be designed to correspond with any
mechanical smoke management -and fire alarm zoning, along with the
respective building elements.
7. Sprinklers in shafts shall comply with NFPA 13. Rubbish and linen chutes
shall have sprinklers installed at the top and bottom of the chute, and in
r FIRE PROTECTION AND LIFE SAFETY, SCHEMATIC DESIGN REPORT D32934 — Page 21
VAIL PLAZA HOTEL REDEVELOPMENT PROJECT June 16, 2004
their terminal rooms, and on alternate floors if they extend through three or
more stories.
8. Sprinkler Types - Quick response automatic sprinklers shall be used
throughout NFPA 13 defined light- hazard occupancies /areas. Standard
response sprinklers can be used in all other non -light hazard
occupancies /areas. Residential automatic sprinklers shall be used in
Group R dwelling units, guest rooms and sleeping rooms.
9. Where protection of exterior openings is achieved by the use of a sprinkler
system, sprinkler installation shall comply with NFPA 13 requirements.
G. STANDPIPES AND HOSE SYSTEM
Vail Fire and Emergency Services (VFES) has detail requirements for fire
sprinkler and standpipe system design and submittals that can be obtained from
Fire Marshal Mike McGee at (970) 479 -2135. A registered fire protection
professional engineer or a NICET III designer must stamp the system design.
Class III standpipe systems are required when the highest or lowest level is
greater the 30 feet above or below the level of fire department vehicle access.
Class I standpipe systems can be substituted if the building is sprinklered
throughout (2003 IBC, Section 905.3.1, Exception 1). This building is allowed to
have a Class I standpipe system as a fully sprinklered building.
A Class I standpipe system is required to have 2 - '/ 2 inch outlets (and 1 -1 12 inch
reducers if required by VFES, no hose is required if approval is obtained from the
fire department). Standpipe risers (not laterals, since the building is sprinklered)
will be located within the stair enclosure or protected with the same degree of
protection required for other vertical enclosures.
Design standards and most jurisdictions allow the standpipe to be combined with
the automatic sprinkler system. VFES has an existing Uniform Code amendment
that calls for the standpipe system to be dry, manual and separate from the
automatic sprinkler system (not combined). Note Section 905.8 prohibits dry
standpipes, unless they are subject to freezing. The design team should verify
what the standpipe requirements (manual or combined) will be for this project.
See the discussion on manual standpipes below.
All Class I standpipes located in the building will be interconnected at the bottom
by a piping arrangement that is supplied by a common source. Class I standpipe
outlets shall be located at the following locations:
Every required stairway for each floor level, with hose connections at an
intermediate floor level landing between floors.
At horizontal exits on each side of the wall.
FIRE PROTECTION AND LIFE SAFETY, SCHEMATIC DESIGN REPORT D32934 — Page 22
VAIL PLAZA HOTEL REDEVELOPMENT PROJECT June 16, 2004
• At the entrance from every exit passageway to other areas of a building,
• In covered mall buildings, adjacent to each exterior public entrance and
each entrance from an exit passageway or exit corridor to the mall.
• Roofs with a pitch of less than 4:12 require a standpipe outlet on the roof
or at the highest landing of the stairways with access to the roof
• The most remote portions of a non - sprinklered building need to be within
150 feet of a standpipe outlet and that distance can be increased to 200
feet for sprinklered buildings.
The 2003 edition of NFPA 14 allows the use of "manual" standpipe systems in
buildings not classified as high -rise buildings. A "manual' standpipe system
relies exclusively on the fire department connection to supply the system demand
(without a fire pump). An "automatic" standpipe system is connected to a water
supply usually with a fire pump that is capable of supplying the system demand.
Installing a sprinkler system in a building with a fire sprinkler system allows the
installation of a Class I standpipe system according to the 2003 IBC. Section
5.4.1.1 of 2003 NFPA 14 allows Class I standpipes to be "manual ", which may
avoid the cost of a fire pump installation to meet the Class I automatic standpipe
system demand. This allowance may help offset the cost of sprinklering the
building in this project, but would require the approval of VFES since the 2003
IBC does not specifically allow it. The VFES has a history of allowing manual
standpipe systems.
In accordance with NFPA 14, the standpipe network must be designed to
maintain a residual pressure of 100 psi at the top most remote hose connection.
The system piping design must be sized to flow a minimum of 500 gpm for the
first riser and an additional 250 gpm for each additional riser (up to 1,250 gpm for
unsprinklered buildings and 1,000 qpm for this building because it is sprinklered
The minimum pipe size is 4 inches for standpipe systems that are hydraulically
designed.
H. FIRE ALARM, DETECTION AND COMMUNICATION SYSTEMS
Vail Fire and Emergency Services (VFES) has detail requirements for fire alarm
system design and submittals that can be obtained from Fire Marshal Mike
McGee at (970) 479 -2135. A registered professional engineer must stamp the
system design. There are local amendments for the Uniform Codes requiring an
addressable system, the use of double - action manual pull stations smoke
detection in interior common corridors and areas annunciation of an alarm in the
entire building and a voice communication system in occupancies with a
combined occupant load of 500 or more Since this building will have an
occupant load of greater than 500, a voice communication system will be
required for firefighter use. These amendments need to be confirmed with the
Fire Marshal at a later meeting as to their applicability with the International Code
amendments yet to be created by the Town of Vail.
., FIRE PROTECTION AND LIFE SAFETY, SCHEMATIC DESIGN REPORT D32934 — Page 23
VAIL PLAZA HOTEL REDEVELOPMENT PROJECT June 16, 2004
It is RJA understands that the building will not be classified as a high -rise
Section 403 of the 2003 IBC defines a high -rise as a building that has occupied
floors located more than 75 feet above the lowest level of fire department vehicle
access. Some of the information in this section pertains only to high -rise
buildings and was only included to make it available to the design team if needed
or reguired by the local authority (RJA has experience with VFES requiring these
high -rise features or portions of these features even though the building is not a
high-rise
Section 907 of the 2003 IFC /IBC requires a fire alarm for this building if it is not
considered a high -rise building. An emergency voice /alarm signaling system and
a fire department communication system shall be installed in high -rise buildings
according to the following.
1. For a high -rise building only, Emergency Voice Alarm Signaling System
(2003 IBC, Section 907.2.12.2)
The operation of any automatic fire detector, manual fire alarm box,
sprinkler or water -flow device shall automatically sound an alert tone
followed by voice instructions giving appropriate information and direction
on a general or selective basis (the fire floor and the floors immediately
above and below the fire floor) to the following terminal areas in
accordance with the International Fire Code:
a. Elevator lobbies
b. Corridors
C. Rooms and tenant spaces exceeding 1,000 square feet in area.
d. Dwelling or sleeping units in Group R -2 occupancies.
e. Sleeping units in Group R -1 occupancies
f. Areas of refuge as defined in Section 1002.
A manual override for emergency voice communication shall be provided
for all paging zones. The system shall have the capability to broadcast
live voice messages through speakers located in elevators, exit stairways,
and throughout a selected floor or floors. This system shall be designed
and installed in accordance with NFPA 72. The emergency voice /alarm
communication system shall be provided with an approved emergency
power source.
2. According to the 2003 IBC (for a high -rise building only), Fire Department
FIRE PROTECTION AND LIFE SAFETY, SCHEMATIC DESIGN REPORT D32934 — Page 24 r
VAIL PLAZA HOTEL REDEVELOPMENT PROJECT June 16, 2004
Communication System are required (2003 IBC, Section 907.1.12.3), but
the WFES also has a 1997 UFC amendment requiring them for buildings
with occupant loads of 500 or more.
A two -way, approved fire department communication system shall be
provided for fire department use. The system shall communicate between
the fire command center and elevators, elevator lobbies, emergency or
standby generator rooms, fire pump rooms, areas of refuge and inside
enclosed exit stairways. The fire department communication device shall
be provided at each floor level within the enclosed stairway. The system
shall be designed and installed in accordance with NFPA 72.
System jacks should be designed to prevent feedback by being arranged
so that when a handset is plugged in, it will disconnect any voice
communication system speaker in the immediate area while maintaining
full supervision of the voice communication circuit.
Handsets should be permanently mounted in each emergency or standby
generator room and fire pump rooms. Each of these handsets shall
initiate a signal from the handset to the fire command center.
3. General Fire Alarm, regardless of high -rise designation.
The 2003 IFC /IBC has the following fire alarm requirements that will be
required for the building in this project.
a. Fire alarm initiating device circuits will be zoned to correspond with
automatic sprinkler and smoke management zones, if present.
b. Operation of the fire detection and alarm system will be consistent
with the fire alarm and any smoke management requirements.
C. It is recommended that fire alarm systems be fully
addressable /analog and distributed using remotely located
annunciator panels throughout the buildings (if necessary).
Conventional fire alarm systems are less expensive initially, but
cost more to maintain in the long -term and are less reliable.
d. Off -site transmission may be required to an approved central
receiving station acceptable to the Vail Fire and Emergency
Services Department (VFES). Transmission to a UL listed Central
Station Service may be required.
e. All fire alarm circuits will be fully supervised to annunciate three
separate and distinct alarm, supervisory and trouble conditions as
required by NFPA 72. The design, installation and maintenance of
FIRE PROTECTION AND LIFE SAFETY, SCHEMATIC DESIGN REPORT D32934 — Page 25
VAIL PLAZA HOTEL REDEVELOPMENT PROJECT June 16, 2004
the systems shall conform to the 2002 NFPA 70 and 72.
f. Section 907.2 of the 2003 IFC /IBC requires manual pull stations in
the occupancy areas in this building except where the building has
a fire sprinkler system that has monitored flow switches that will
operate notification devices upon activation. Exception 2 to
Sections 907.2.8.1 and 907.2.9 of the IFC /IBC allows the omission
of manual pull stations but additionally requires at least one manual
pull station at an approved location (usually the front desk).
g. Particular attention needs to be paid to the occupant load of the
Ballroom /Conference, Breakout and Pre - function Lobby Center in
the B portion of the upper basement level. If the occupant load is
1,000 or more, then an emergency voice /alarm system will be
required. Currently the Ballroom /Conference Center is being
calculated with an occupant load of 15 square feet per person.
This is a valid occupant load factor for "un- concentrated" areas
(tables and chairs) according to Table 1004.1.2. "Concentrated"
areas (chairs only — not fixed) require 7 square feet per person.
"Standing space" areas require 5 square feet per person, which
would probably apply to the pre - convene lobby area. This area
probably will not generate an occupant load over 1,000 people, but
it will be an important area to verify later.
h. Section 907.2.13 of the 2003 IFC /IBC requires an emergency
voice /alarm communication system to be installed in Group A, E or
M occupancies with an atrium that connects more than two stories.
4. Smoke Detection
Residential multiple - station smoke detectors shall be provided within each
individual dwelling unit, which are not connected to the fire alarm control
panel for the monitored building fire alarm system. These smoke
detectors in the dwelling units shall receive their primary power from the
building wiring system and shall have a secondary power source supplied
by a battery backup. The smoke detector shall emit an audible warning
signal when the battery is low. Wiring shall be permanent and without a
disconnect switch (other than required for overcurrent protection).
The term "multiple- station" refers to the interconnection of the individual
smoke detectors within an individual dwelling unit. If one smoke detector
is activated within an individual dwelling unit, all smoke detectors within
that dwelling unit shall activate and produce a clearly audible alarm in all
bedrooms over background noise levels with all intervening doors closed.
These detectors will not be connected to the building's fire alarm system
or any smoke detectors in adjoining (separate) dwelling units. Residential
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VAIL PLAZA HOTEL REDEVELOPMENT PROJECT June 16, 2004
multiple- station smoke detectors shall be installed in the following
locations within an individual dwelling unit:
■ On the ceiling or wall outside of each separate sleeping area in the
immediate vicinity of bedrooms.
■ In each room used for sleeping purposes.
In each story within a dwelling unit, including basements and
cellars but not including crawl spaces and uninhabitable attics. In
dwelling units with split levels and without an intervening door
between the adjacent levels, a smoke detector installed on the
upper level shall suffice for the adjacent lower level provided that
the lower level is less than one full story below the upper level.
Smoke detectors connected to the monitored building fire alarm system
shall be provided where required by the Vail Fire and Emergency Services
(VFES). Total coverage may include all rooms, halls, storage areas,
basements, attics, and lofts, spaces above suspended ceilings, and other
subdivisions and accessible spaces. Inaccessible spaces do not require
coverage. Actuation of any of these detectors shall operate the
emergency voice alarm (if required) and visual /audible alarm signaling
system and shall place into operation all equipment necessary to prevent
the recirculation of smoke. Duct system shall have a smoke detection
control system as follows (2003 IMC Section 606):
a. The smoke detector systems control depends on the type of
ventilation system present.
b. Return air systems with a design capacity greater than 2,000 cfm
shall have smoke detectors installed in the return air dust /plenum
upstream of any filters, exhaust air connections, outdoor
connections or decontamination equipment and appliances (unless
if the habitable space served by the air distribution system is
protected by area smoke detectors, which will shut down the air
distribution system upon activation).
C. Common supply and return air systems: Multiple air - handling
systems with a combined design capacity greater than 2,000 cfm
shall have smoke detectors installed in the return air system
(unless each variable air volume (VAV) zone unit or fan- powered
terminal unit are not greater than 2,000 cfm and will shut down by
one of the three methods listed in the exception to IMC Section
606.2.2).
, f ,
d. Return air risers that serve two or more stories and are part of a
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' VAIL PLAZA HOTEL REDEVELOPMENT PROJECT
June 16, 2004
return air system with a design capacity greater than 15,000 cfm
shall have smoke detectors located at each story. These smoke
detectors shall be located upstream of the connection between the
return air riser and any air ducts or plenums.
e. Duct smoke detectors shall be installed according to NFPA 72. The
detectors shall monitor the entire airflow conveyed by the system
including return air and exhaust or relief air. Duct smoke detectors
shall be accessible for inspection and maintenance.
f. Activation of a duct smoke detector shall shut down the air
distribution system. Air distribution systems that are part of a
smoke control system shall switch to the smoke control mode upon
the activation of a duct smoke detector.
g. Duct smoke detectors shall be connected to the building fire alarm
system and supervised. The activation of a duct smoke detector
shall activate a visible and audible supervisory signal at a
constantly attended location (unless the occupancy is not equipped
with a fire alarm system).
5. Notification devices
Section 907.9 of the 2003 IBC requires visible and audible notification
devices. Group R -2 occupancies are required to have the capability of
supporting visible alarm notification appliances in accordance with
ICC /ANSI A117.1 in all dwelling units. NFPA 72 requires 110 candela
strobes mounted at least 24 inches below the ceiling and within 16 feet of
the pillow in sleeping areas. These strobes are to be connected to the
building fire alarm system.
Audible notification devices must provide a sound level of 15 decibels
(dBA) above the ambient. The minimum sound pressure for Group R
occupancies is 70 dBA.
I. FIRE COMMAND CENTER
This section is included only for reference if the building is desiqnated as a high -
rise It is anticipated the Vail Fire and Emergency Services WES) will require a
fire command center in the building for this project The WES requirements are
more general (usually sprinkler control valves alarm panel telephone electrical
shutoffs space for 3 people wall maps and Knox Box with building keys) and
probably will not involve all the requirements listed below. Confirmation of these
requirements should be verified with WFES Fire Marshal Mike McGee Fire
command centers are typically required only for high -rise buildings. This section
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VAIL PLAZA HOTEL REDEVELOPMENT PROJECT June 16, 2004
will be expanded only if code officials impose this requirement as the project
develops.
The building's emergency control equipment will be located in a Fire
Command Center, located in a room approved by the Vail Fire and
Emergency Services Department (VFES) Fire (2003 IFC /IBC Section
911). The room should be located near the main entrance or adjacent to
an access stairway. The room will contain the following as a minimum:
a. The emergency voice /alarm communication system unit.
b. The fire department communication unit.
C. Fire detection and alarm system annunciator unit.
d. Annunciator unit visually indicating the location of the elevators and
whether they are operational.
e. Status indicators and controls for air - handling systems.
f. The firefighter's control panel required by Section 909.16 for smoke
control systems installed in the building.
g. Controls for unlocking stairway doors simultaneously.
h. Sprinkler valve and water -flow detector display panels.
Emergency and standby power status indicators
j. A telephone for fire department use with controlled access to the
public telephone system.
k. Fire pump status indicators
Schematic building plans indicating the typical floor plan and
detailing the building core, means of egress, fire protection
systems, firefighting equipment and fire department access.
M. Work table.
n. Generator supervision devices, manual start and transfer features.
o. Public address system, where specifically required by other section
of the IBC.
M . I 2 %
2. The Fire Command Center will be provided in a room with 1 -hour fire-
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VAIL PLAZA HOTEL REDEVELOPMENT PROJECT June 16, 2004
resistive construction.
3. The room will contain sufficient wall space and floor area for effective
operations. It will be of sufficient size to accommodate all controls, a plan
table and annunciators for the building, with a minimum size of 96 square
feet with a minimum dimension of 8 feet.
4. Locations of panels in the Fire Command Center will be coordinated by
function.
5. Annunciation of all active fire protection systems will be provided at the
Fire Command Center.
J. PORTABLE FIRE EXTINGUISHERS
Portable fire extinguishers shall be in compliance with Section 906 of the 2003
IFC and NFPA 10. During construction not less than one approved portable
fire extinguisher shall be located at each stairwav on all floor levels where
combustible materials have accumulated, in every storage and construction shed
and additional portable fire extinguishers need to be provided where special
hazards exist (including storage and use of flammable and combustible liquids)
(Section 1415). At least one 3A:40B:C multi - purpose portable fire extinguisher .
shall be present on the roof being covered or repaired (Section 1417). Other
locations where portable fire extinguishers are required are:
■ In Group A, B, E, F, H, 1, M, R -1, R -2, R -4 and S occupancies.
Extinguishers can be omitted in Group A, B and E occupancies equipped
throughout with quick- response sprinkler, except in special hazard areas.
■ Within 30 feet of commercial cooking equipment. Cooking equipment
involving vegetable and animal oils and fats shall be protected by a Class
K rated (2 -1/2 gallon, 2A:1 B:C) portable extinguisher (Section 904.11.5).
• In areas where flammable or combustible liquids are stored, used or
dispensed.
■ On each floor of structures under construction (Section 1415.1, 2003
1FC).
■ Where required by the section indicated in Table 906.1 (2003 IFC).
■ Special Hazard Areas including but not limited to laboratories, computer
rooms and generator rooms, where required by the fire code official.
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VAIL PLAZA HOTEL REDEVELOPMENT PROJECT June 16, 2004
Fire extinguishers shall be located in conspicuous locations where they will be
readily accessible and immediately available. They shall not be obstructed or
obscured from view. Table 906.3(1) applies to portable fire extinguishers for
occupancies involving primarily Class A fire hazards.
Most of the occupancies in this development are considered light (low) hazard
(offices, assembly areas, dwelling areas, etc.). Portable fire extinguishers in
light- hazard areas are required to be a minimum 2A- rated, cover a maximum
3,000 square feet per unit of "A" (i.e., 6,000 square feet for a 2A -rated
extinguisher) and have a maximum 75 -foot travel distance to an extinguisher.
Extinguishers in ordinary (moderate) hazard areas (dining areas, mercantile
shops, parking garages, etc.) have similar requirements listed above, except a
maximum of 1,500 square feet can be covered per unit of "A" (i.e., 3,000 square
feet for a 2A -rated extinguisher).
Extinguishers are required to be mounted with hangers or brackets, or be housed
in cabinets. The extinguisher needs to be mounted at a maximum height of 5-
feet to the top of the extinguisher and minimum height of 4- inches to the bottom
of the extinguisher.
K. MEANS OF EGRESS LIGHTING
The means of egress, including the exit discharge, shall be illuminated at all
times the building space served by the means of egress is occupied (Section
1006 of the 2003 IBC). Aisle accessways in Group A and dwelling units and
sleeping areas in Group R and I are exceptions to this requirement. The
following must be provided:
1. The intensity of floor lighting shall not be less than 1 foot - candle (11 lux) at
the floor level.
2. The power supply for the means of egress illumination shall normally be
provided by the premises' electrical supply. In the event of a failure, the
emergency lighting system must be connected to an emergency standby
power system (storage batteries, unit equipment or an on -site generator)
to assure continuous illumination for not less than 90 minutes (1 -1/2 hour).
The emergency power system shall be in accordance with Section 2702
(2003 IBC). In the event of a power failure, the emergency system shall
automatically illuminate the following:
Exit access corridors, passageways and aisles in rooms and
spaces, which require two or means of egress.
Exit access corridors and exit stairways located in buildings
required to have two or more exits.
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VAIL PLAZA HOTEL REDEVELOPMENT PROJECT June 16, 2004
• Exterior egress components at other than the level of exit discharge
until exit discharge is accomplished for buildings required to have 2
or more exits.
Interior exit discharge elements (permitted in Section 1023.1) in
buildings required to have two or more exits.
• The portion of the exterior exit discharge immediately adjacent to
exit discharge doorways in buildings required to have two or more
exits.
3. Means of egress illumination must be provided during all times the
building space served by the means of egress is occupied.
L. SMOKE CONTROL AND VENTILATION SYSTEMS
Spaces in building that are open to pDly two stories that meet the definition of an
atrium, but can be designed and constructed without a smoke control system if
certain provisions can be met. Section 404 of the 2003 IBC contains the
definition of an atrium and the requirements for a smoke control system.
Exception 2 of Section 404.4 states, Smoke control is not required for floor
openings meeting the requirements of Section 707.2, Exceptions 2, 7, 8 or 9.
Exception 7 of Section 707.2 is the exception that applies to building interior
openings between two floor levels. This exception states, in other than Group 1 -2
and 1 -3 occupancies, a smoke control system (the code text uses the words
"shaft enclosure ", however when using reference to this section via exception 1
of Section 404.4 the words "smoke control system" apply) is not required for a
floor opening that complies with the following:
a) Does not connect more than two stories.
b) Is not part of the required means of egress system except as permitted in
Section 1019.1
c) Is not concealed within the building construction.
d) Is not open to a corridor in Group I and R occupancies.
e) Is not open to a corridor on non - sprinklered floors in any occupancy.
f) Is separated from floor openings serving other floors by construction
conforming to required shaft enclosures.
The design team should pay particular attention to Items d) and f) above. With
Item f), there are continuity (Section 707.5), enclosure at the bottom (Section
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VAIL PLAZA HOTEL REDEVELOPMENT PROJECT June 16, 2004
707.11) and enclosure at the top (Section 707.12) requirements.
The other 4 -story atrium spaces in the building will have to comply with Sections
404 and 909 of the 2003 IBC detailing the requirements for atriums and smoke
control systems. Some of the atrium requirements are as follows:
a) The entire building will be sprinklered, but any atrium ceilings more than 55
feet above the floor may have sprinkler protection omitted.
b) A smoke control system in accordance with Section 909 will be required.
c) Atrium spaces will need to be separated from adjacent spaces by a 1 -hour
fire barrier wall. There are three exceptions to this requirement. First, a glass
wall forming a smoke partition with sprinklers spaced every 6 feet on both
sides of the wall, or on the room side only if there is no walkway on the atrium
side is acceptable with some other provisions spelled out in Exception 1.
Second, a glass block wall assembly in accordance with Section 2110 and 3 /4-
hour fire protection rating is another alternative. Third, the adjacent spaces of
any three floors of the atrium are not required to be separated from the atrium
when these spaces are included in computing the atrium volume for the
design of the smoke control system.
d) Equipment required to provide smoke control needs to be connected to a .
standby power system in accordance with Section 909.11
e) The interior finish of walls and ceilings of the atrium shall not be less than
Class B with no reduction in class for sprinkler protection.
f) Travel distance. In other than the lowest level of the atrium, where the
required means of egress in through the atrium space, the portion of exit
access travel distance within the atrium space shall not exceed 200 feet.
Section 909 of the 2003 IBC covers the requirements for a Smoke Control
System for the atrium. The requirements in this section are very detailed and
extensive for engineering a system. RJA can assist with the application of these
requirements with the project mechanical engineer. RJA can also provide
computer modeling to potentially reduce the size of the exhaust and make-up air
fans to save the project money
Section 406 of the 2003 IBC gives requirements for parking garages. Section
406.2 has the general requirements. Section 406.4 has the requirements for
enclosed parking garages Table 503 for enclosed parking garages
determines allowable areas and heights. Section 404 of the 2003 IMC requires a
ventilation system sized at 1.5 cfm per square foot of floor area for enclosed
parking garages, which is required to operate continuously or operate
automatically when carbon monoxide levels reach 25 parts per million (ppm).
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VAIL PLAZA HOTEL REDEVELOPMENT PROJECT June 16, 2004
Connecting offices, waiting rooms, ticket booths and similar accessory areas
area required to maintain a positive pressure and have ventilation in accordance
with Section 403.3 (2003 IMC). Chapter 4 of the IMC gives the general
requirements for ventilation. As more details of the parking garage become
available, further analysis will be done.
M. EXIT SIGNS
Exit signs are required in accordance with Section 1011 of the 2003 IBC. The
following must be provided:
1. Signs must be provided at exit doors or access areas. The signs should
be readily visible and placed so that any point within the exit access area
or corridor is within 100 feet (30 m) from anyone sign. Exit signs are not
required at the following locations:
• Rooms or areas, which require only one exit or exit access.
• Main exterior exit doors, which are obvious and clearly
identifiable as exits if approved by the building official.
• Group R -1, R -2, R -3 individual dwelling units and Group U
occupancies, and sleeping rooms.
• Some Group A -4 and A -5 areas.
2. It may be necessary to provide directional signs to accompany exit
signage as well.
3. The exit signs should read, "EXIT ", and have letters at least 6 inches high
with a minimum width of each stroke of 3 /4 inch. The word "EXIT" shall be
in high contrast with the background and clearly discernable whether or
not it is illuminated. If a directional arrow is part of the sign, the arrow
direction shall not be readily changeable.
4. The width of the letters, except 'T, must have a width of 2 inches and the
minimum spacing between letters must be 3/8 inches.
5. Each sign must be internally or externally illuminated. If externally
illuminated, it must be illuminated to no less than 5 foot- candles or 54 lux
(unless it's an approved self- luminous exit sign with a minimum luminance
of 0.06 foot - lamberts or a tactile sign required by Section 1011.5.2). If
internally illuminated the exit signs shall be installed in accordance with
manufacturer's instructions and Section 2702. Signs shall be illuminated
at all times (Section 1011.4)
6. All exit signs must be illuminated at all times.
FIRE PROTECTION AND LIFE SAFETY, SCHEMATIC DESIGN REPORT
VAIL PLAZA HOTEL REDEVELOPMENT PROJECT D32934 —Page 34 '
June 16, 2004
7. The exit signs must be connected to an emergency standby power system
to assure continuous illumination for not less than 90 minutes (1 -'/z hours)
in accordance with Section 2702.
N. EMERGENCY AND STANDBY POWER SYSTEMS
Section 604 of the 2003 IFC and Section 2702 of the 2003 IBC have the
requirements of where emergency and standby power systems will be required.
These systems must comply with NFPA 70, NFPA 110 and NFPA 111. Some of
the areas requiring emergency and standby power include:
• Voice communication systems in Group A occupancies in
accordance with Section 907.2.1.2.
• Smoke control s /stems in accordance with Section 909.11
atriums .
• Exit signs in accordance with Section 1011.5.3.
• Means of egress illumination in accordance with Section 1006.3.
• Accessible means of egress elevators in accordance with 1007.4.
• Elevators where required by other parts of the code in accordance
with Section 604.2.18 of the 2003 IFC of Section 3003.1 of the
2003 IBC.
O. EXTERIOR FIRE HYDRANTS AND REQUIRED FIRE FLOW
Exterior fire hydrant locations and required fire flow information is interrelated to
fire department access plans for the project. Public street boundaries and fire
department access routes and plans have not yet been included in RDA's
involvement with this project. Exterior fire hydrant locations and required fire flow
should be consistent with these earlier plans.
Fire (hydrant) flow requirements for buildings are contained in Appendix B of the
2003 IFC. Fire hydrant locations and distribution requirements are contained in
Appendix C. Private water mains shall comply with NFPA 24.
Appendices to the International Codes must be adopted by the authority having
jurisdiction (AHJ) for their enforcement. It is not known what Appendices of the
2003 IFC are adopted by the Vail Fire and Emergency Services (VFES) at this
time.
Fire flow requirements can be modified by the fire department The fire
department is allowed to increase the fire flow requirement (up to 100 percent)
for buildings susceptible to group fires or conflagrations. This building does not
appear to be subject to this type of increase.
The fire department is allowed by the IFC to reduce the fire flow requirements up
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. VAIL PLAZA HOTEL REDEVELOPMENT PROJECT June 16, 2004
to 75 percent when a building is equipped with an automatic sprinkler system in
accordance with the IBC, IFC and NFPA 13 (fire flow may not be reduced below
1,500 gpm). Vail Fire and Emergency Services WES) has indicated they may
approve a reduction in required fire flows for sprinklered buildings Typically,
fire departments allow a maximum 50 percent reduction in these cases, but a
request would have to be made of VFES to approve the exact reduction
permitted for the project. The fire sprinkler system in this building provides a
significant financial incentive. Fire flow requirement are greatly reduced, which
lessens the cost of upsizing water supply mains. The allowable area increases
granted by the IBC for spriinklered buildings is also significant.
The required fire flow for a building is based on the "fire area" and the
construction type of the building. The "fire area" is the total floor area of all floor
levels including horizontal projections of the roof. The defined fire area is
modified in a couple of cases. The fire area for Type I -A and I -B buildings is
defined as the areas of the three largest successive floors These floors would
include the lowest and highest basement levels, and the grade -level floor, for a
total of 136,847 square feet.
Table B105.1 in Appendix B of the 2003 1 F lists the minimum required fire flow
and flow duration for buildings based on their fire area and construction type.
The flow duration requirements for this project will vary between two to four
hours. The capacity of the municipal water supply should meet these flow
duration requirements.
The required fire flow for the Vail Fire and Emergency Services (VFES) fire flow
reduction must be identified (see above discussion on fire flow reduction). The
fire flow requirements of VFES may or may not be equivalent to the fire flow
requirements identified in the Vail Water Master Plan Report. VFES has detailed
requirements for fire flow tests that can be obtained from Fire Marshal Mike
McGee at (970) 479 -2135. A registered professional engineer and NiCET Level
II I must be present to supervise the flow test(s).
VFES has a detailed guide titled "Recommended Procedures for Conducting
Flow Tests ". The design team personnel performing the flow test(s) must have
a copy of this guide to correctly perform the test(s) to VFES standards. RJA
does have a copy of this guide that could be used, but would have to be
validated as a current, up -to -date guide by VFES.
Fire hydrants shall be provided along required fire apparatus access roads and
adjacent public streets. Table C -105.1 in Appendix C of the 2003 1 F contains
requirements for fire hydrant locations and distribution. The number of hydrants
available to a building shall not be less than what is indicated in this table. Table
C105.1 also provides average spacing between hydrants and the maximum
distance from any point on a street /road frontage to a hydrant. The average
spacing and distance from a hydrant are reduced by 100 feet and 50 feet,
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VAIL PLAZA HOTEL REDEVELOPMENT PROJECT June 16, 2004
12
respectively, for dead -end streets /roads. Hydrants in this development will be
required to be spaced every 200 feet to 500 feet based on the fire flow
requirements developed from Table B105.1 in Appendix B. Footnote (b) of Table
C105.1 modifies the hydrant spacing if medians are present on high- traffic
streets, which would need to be crossed with fire hose from hydrants on the
opposite side of the street.
A minimum 3 -foot clear radius needs to be provided around the hydrant. Grade -
level landscaping (i.e., decorative rock, lawn, etc.) that will not grow vertically
above the initial grade level is acceptable around hydrants. Bushes or other
vertically growing landscaping or larger rocks within this 3 -foot radius are not
allowed. The hose connection caps on the hydrant should be at least 15- inches
above finished grade. These dimensions allow firefighters to spin their wrenches
around in a continuous motion to speed up the establishment of a water supply
for fire fighting.
FIRE SERVICE FEATURES
RJA was under the assumption that an overall " fire department access site plan
has already been developed between the design team and the Town of Vail. The
current configuration for fire department access needs to be presented to the
Town of Vail Fire Department for their review and approval.
Section 503 of the 2003 IFC requires approved fire apparatus access roads for
every building within 150 feet of every portion of the exterior wall of the first story
of the building as measured by an approved route around the exterior of the
building. The fire department is allowed to increase the 150 -foot dimension if the
building is equipped throughout with an approved automatic sprinkler system.
The fire department can require more than one fire access road based on the
potential for impairment of a single road by vehicle congestion or other factor
affecting access.
The IFC requires these fire access roads to have a minimum 20 -foot clear width,
13 -1/2 foot clear vertical height and an all- weather surface. An adequate turning
radius must be provided where the fire access road changes direction or bends.
Dead -end fire access roads greater than 150 feet in length must have an
approved turn around area.
Appendices to the International Codes must be adopted by the authority having
jurisdiction (AHJ) for their enforcement. It is not known what Appendices of the
2003 IFC are adopted by the Vail Fire and Emergency Services Department
(VFES) at this time. Appendix D of the 2003 IFC gives more detailed
specifications for fire apparatus access roads. Roads must be asphalt, concrete
or other materials approved by code officials. The road must be capable of
supporting at least a 75,000 pound load imposed by the fire truck. Appendix D
requires a 26 -foot clear road width where a fire hydrant is located. Road grade is
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VAIL PLAZA HOTEL REDEVELOPMENT PROJECT June 16, 2004
not allowed to exceed 10 percent. Code officials determine the turning radii of
road bends. Table D103.4 gives turnaround width and dimensions for dead -end
roads exceeding 150 feet. Figure D103.1 shows acceptable diagrams of dead -
end fire apparatus road turnarounds. Gates securing fire apparatus access
roads shall be secured as required in Section D103.5. Where required by code
officials, fire access roads shall be posted with "NO PARKING — FIRE LANE"
signs with a minimum 12 -inch width and 18 -inch height. Red letters shall be
used on a white reflective background. Roads between 20 feet to 26 feet in
width shall be posted on both sides. Roads more than 26 feet to 32 feet in width
shall be posted on one side.
Appendix D of the 2003 IFC has some specific requirements for certain buildings
and developments. Buildings exceeding 30 feet or three stories in height shall
have at least three means of fire apparatus access for each structure.
Unsprinklered buildings exceeding 62,000 square feet in area (gross) shall be
provided with two separate and approved fire apparatus roads. Sprinklered
buildings exceeding 124,000 square feet of gross area require two separate fire
access roads. The "separate" fire access roads must be remote (separated by
one -half the maximum overall diagonal dimension of the property being served.
Section D105 of Appendix D of the 2003 1 F has requirements for aerial
apparatus access roads. Buildings exceeding 30 ft height above the lowest level
of fire vehicle access shall be provided with roads capable of accommodating fire
department aerial apparatus. These roads need to have a minimum clear width
of 26 feet in the immediate vicinity of the building and no overhead utility lines
can be placed above them. At least one of the required access routes shall be
located within 15 feet to 30 feet from the building and positioned parallel to one
entire side of the building.
Section D106 of Appendix D contains requirements for multi - family developments
with more than 100 and more than 200 dwelling units. Projects up to 200
dwelling units may have a single approved fire access road when the building(s)
are sprinklered throughout.
All buildings must have premises identification or addresses, which are
positioned to be plainly legible and visible from the street fronting the property.
They must be in Arabic numerals or alphabetic letters that are a minimum fl-
inches high and have a minimum 1 /2 -inch stroke width.
Lockable key boxes that contain emergency access keys can be required by the
fire department. Key box order documents can be obtained from the fire
department.
Vehicle impact protection must be provided for fire hydrants, gas meters and
electrical equipment that are in parking areas and vehicle access lanes when
they are subject to damage. This does not apply to equipment that is protected
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VAIL PLAZA HOTEL REDEVELOPMENT PROJECT June 16, 2004
by a sufficient sidewalk and curbing to limit the approach of vehicles. Where
required guard post requirements are as follows:
• Constructed of steel not less than 4- inches in diameter and concrete
filled.
• Spaced not more than 4 feet between posts on center.
• Set not less than 3 feet deep in a concrete footing of not less than a 15-
inch diameter.
• Set with the top of the posts not less than 3 feet above ground.
• Located not less than 3 feet from the protected object.
Vehicle impact protection barriers shall be a minimum of 36 inches in height and
be capable of resisting a 12,000 -pound force applied 36 inches above ground
surface (Section 312 of the 2003 IFC).
Fire protection equipment rooms must be clearly labeled with permanently
installed, readily visible signs on their interior and exterior doors identifying the
contents of the room.
Chapter 14 of the 2003 IFC lists the requirements for fire safety during
construction and demolition. The requirements are as follows:
• Temporary heating equipment shall be listed and used according to
manufacturers instructions.
• Smoking shall be prohibited and signs posted. Designated smoking areas
may be provided according to Section 310.
• Combustible debris shall not accumulate inside buildings under
construction.
• A fire watch may be required by code officials for hazardous operations
fire watch personnel shall be provided with at least one approved means
for notification of the fire department and their sole duty shall be to
perform constant patrols and watch for the occurrence of fire.
• Cutting and welding shall be done in accordance with Chapter 26 of the
I FC.
• Storage and use of flammable and combustible liquids shall be in
accordance with Section 3404. Flammable gases shall comply with
Chapter 35.
• The project owner shall designate a Fire Prevention Program
Superintendent who shall be responsible for developing a fire prevention
plan according to Section 1408 of the 2003 1 FC.
• Fire apparatus access shall be maintained within 100 feet of Fire
Department Connections. Apparatus access roads shall be all weather
surfaces and capable of supporting fire apparatus weight.
• Where a building has been constructed to a height greater than 50 feet or
four stories, at least one temporary lighted stairway shall be provided
unless a permanent stairway has already been constructed.
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' VAIL PLAZA HOTEL REDEVELOPMENT PROJECT
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An approved water supply shall be made available as soon as
combustible material arrives on the site.
Buildings of four stories or more in height shall be provided with not less
than one standpipe for use during construction. The standpipe shall be
extended to within one floor of the highest point of construction.
During construction not less than one approved portable fire extinguisher
shall be located at each stairway on all floor levels where combustible
materials have accumulated and in every storage and construction shed
(Section 1414). At least one 2A:20B:C multi - purpose portable fire
extinguisher shall be present on the roof being covered or repaired
(Section 1416).
Vail Fire and Emergency Services (VFES) has local requirements for the use of
liquefied petroleum gas (LPG) tanks for "Temporary Heating of Construction
Areas" that can be obtained from Fire Marshal Mike McGee at (970) 479 -2135.
The use of LPG tanks requires an approved site plan with the use and storage of
LPG tanks outside the building.
Q. ELEVATORS, ESCALATORS AND MOVING WALKWAYS
There will be a cooling tower and elevator hoist -way venting on the top of the B
portion of the building with openings in the fire - resistive rated roof, which will be
in close proximity with the building on the adjacent lot (within 3 feet). It was
asked if the openings in the roof will require fire dampers. Section 711.4 of the
2003 IBC states, skylights and other penetrations through a fire - resistive -rated
roof deck are permitted to be unprotected provided that the structural integrity of
the fire- resistance -rated roof construction in maintained. Unprotected skylights
shall not be permitted in roof construction required to be fire - resistance rated in
accordance with Section 704.10. Section 704.10 states, for buildings ... ,
approved protectives shall be provided in every opening that is less than 15 feet
vertically above the roof of an adjoining building or adjacent structure that is
within a horizontal fire separation distance of 15 feet of the wall in which the
opening is located. The Exception to Section 704.10 states, opening protectives
are not required where the roof construction has a fire - resistance rating of not
less than 1 -hour for a minimum distance of 10 feet from the adjoining building
and the entire length and span of the supporting elements for the fire-resistance-
rated floor assembly has a fire fire - resistance rating of not less than 1 hour. One
perspective might be that since the adjoining building to the Vail Plaza Hotel is at
a lesser elevation, then unprotected openings in the roof are allowed. Another
perspective might be that since the adjacent lot owner might build a taller
structure some day, then unprotected openings in the roof should be held back at
least 10 feet from the property line (this would be the most conservative and
defendable interpretation).
Page 7 -54 of the 2003 IBC Commentary — Volume 1 states, the fire - resistance
rating required by Table 601 for roof construction is intended to minimize the
FIRE PROTECTION AND LIFE SAFETY, SCHEMATIC DESIGN REPORT D32934 —Page 40 ' " •
VAIL PLAZA HOTEL REDEVELOPMENT PROJECT June 16, 2004
threat of premature structural failure of the roof construction under fire conditions.
The reader is also referred to Sections 704.10 and 705.6 (Vertical Continuity of
Fire Walls) for further requirements.
Other general code requirements are presented below.
Elevators and conveying systems shall comply with Chapter 30 of the 2003 IBC.
Passenger elevators required to be accessible by Chapter 11 shall conform to
ICC /ANSI A117.1. Hoistway enclosures shall be constructed as specified earlier
based on the number of stories the shaft penetrates (1 -hour for 3- stories or less,
and 2 -hour for 4- stories or more) and the type of construction of the building.
The top and bottom of the shaft must be enclosed with equivalent -rated
construction.
Where four or more elevator cars serve all or the same portion of a building, the
elevators shall be located in at least two separate hoistways. Not more than four
elevator cars can be located in any single hoistway.
An approved pictorial sign of a standardized design shall be posted adjacent to
each elevator call station on all floors, which reads "IN FIRE EMERGENCY, DO
NOT USE ELEVATOR. USE EXIT STAIRS" (unless elevator is part of an
accessible means of egress with Section 1003.2.13.3).
In buildings four or more stories in height, at least one elevator shall be provided
for fire department access to each floor. These elevators shall be a size that will
accommodate a 24 -inch by 76 -inch ambulance stretcher in the horizontal (open)
position and be identified with a minimum 3 -inch "star of life" symbol on both
sides of the hoistway door frame.
Buildings with an accessible floor four or more stories above or below a level of
exit discharge are required to have at least one accessible elevator as a means
of egress, unless the entire building has a fire sprinkler system and a horizontal
exit located on each floor above the level of exit discharge (2003 IBC, Section
1007.2.1). If an accessible elevator is provided, it must have standby power in
accordance with Section 2702.
Doors, other than hoistway doors and the elevator car door, are prohibited at the
point of access to an elevator car. Elevators shall not be in a common shaft
enclosure with a stairway.
Where elevator standby power is required it shall comply with Section 3003.1.
Elevators shall be provided with Phase I emergency recall operation and Phase II
emergency in -car operation in accordance with ASME A17.1.
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VAIL PLAZA HOTEL REDEVELOPMENT PROJECT
June 16, 2004
Hoistways of elevators penetrating four or more stories shall be provided with a
means of venting smoke and hot gases to the outside in the event of a fire. If the
building contains other than Group R -1, R-2,1-1, 1 -2 (with overnight sleeping
quarters) and is sprinklered throughout, then these vents can be omitted. The
location and area of these vents shall conform to Section 3004 of the 2003 IBC.
No plumbing or mechanical systems shall be located in an elevator shaft (except
floor drains, sumps /sump pumps, which are indirectly connected to the plumbing
system).
Escalators and moving walkways shall be constructed of approved
noncombustible and fire - retardant materials (Section 3005). Escalators shall be
enclosed except where Exception 2 of Section 707.2 is satisfied.
Elevator machine rooms and overhead machinery spaces shall be accessible
(Section 3006). Rooms with solid -state equipment need to have independent
ventilation to protect the equipment from overheating and maintain the
temperature within an established range. Machine rooms serving pressurized
hoistways shall be pressurized upon the activation of a heat or smoke detector in
the room. Machine rooms shall be protected with walls and opening protectives
as required for the hoistways. When elevator machine rooms contain automatic
sprinklers, a means in accordance with 2002 NFPA 72, Section 6.15.4 needs to
be installed to provide a main line power supply automatic disconnect (i.e., shunt
trip) prior to the application of sprinkler water. The shunt trip means shall not be
self- resetting.
R. COMMERCIAL COOKING OPERATIONS
This section could be applicable to tenant spaces occupied by food and drink
establishments (A -2) or the restaurant and bar areas in any other occupancies,
which have food preparation facilities.
Section 506 of the 2003 IMC contains the requirements for commercial kitchen
grease ducts and exhaust equipment. According to Section 507.2, a Type I
ventilating hood and duct system shall be provided in accordance with the IMC
for commercial -type food heat - processing equipment that produces grease
vapors or smoke. A Type I or Type I I hood shall be installed at or above all
commercial food heat - processing appliances that produce fumes, steam, odor or
heat. Type I hoods shall be used over solid fuel cooking appliances and shall
discharge to an independent exhaust system.
Type I hoods shall be equipped with listed grease filters in accordance with Table
507.11 of the 2003 IMC. The inside lower edge of canopy -type commercial
cooking hoods shall overhang a horizontal distance of at least 6- inches beyond
the edge of the cooking surface, on all open sides. The vertical distance
between the front lower lip of the hood and the cooking surface shall not exceed
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VAIL PLAZA HOTEL REDEVELOPMENT PROJECT June 16, 2004
4 feet. The capacity of canopy -type commercial cooking hoods shall be in
accordance with Section 507.13 of the 2003 IMC. Exhaust outlets located within
the hood shall be located to optimize the capture of particulate matter and not
serve more than a 12 -foot section of hood. Non- canopy hoods shall comply with
Sections 507.14.
Makeup air shall be supplied for commercial kitchen exhaust systems in
accordance with Section 508 of the 2003 IMC. There shall not be more than a
10 degree Fahrenheit difference between the makeup air and the conditioned
space air. Makeup air shall be supplied at approximately equal to the amount of
exhaust. Makeup air can be supplied by gravity and /or mechanical means. The
exhaust and makeup air systems shall be electrically interconnected to ensure
the operation of the makeup air system when the exhaust air system is in on.
Each required commercial kitchen exhaust hood and duct system required by
Section 610 (IFC) and 507.2 (iMC) to have a Type I hood, shall be protected by
an approved automatic fire - extinguishing system in accordance with Section
904.11 of the 2003 IFC. This system shall be automatically actuated and have a
manual means of actuation. The system shall be interlocked with shut -offs to
cooking equipment fuel line valves, electrical power sources, makeup air
ventilation fans and any other features necessary for the operation of the fire
extinguishing system. The fuel and electrical power supply reset shall be
manual. Where a building fire alarm system is present, the hood fire
extinguishing system shall be connected to activate alarm notification devices
and automatically send an alarm signal to a monitoring agency.
The manual actuation device shall be near a means of egress and located within
10 feet (minimum) and 20 feet (maximum) of the kitchen exhaust system. The
"pull" device shall be 4 -1/2 feet to 5 feet above the finished floor. It shall be
actuated with a maximum 40 -pound force and a 14 -inch movement. As stated
earlier in the fire extinguisher section, a Class K rated (2 -1/2 gallon, 2A:1 B: C)
portable fire extinguisher shall be located within 30 feet of commercial cooking
equipment involving vegetable or animal oils and fats.
Most commercial kitchen hood extinguishing systems consist of a pre - engineered
automatic wet - chemical system, which comply with NFPA 17A and 96, and are
tested and list with UL 300 approval. It is possible to use other systems (carbon
dioxide, sprinkler, foam- water, dry - chemical, etc.), but they tend to be more
expensive and also need to be UL 300 listed.
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VAIL PLAZA HOTEL REDEVELOPMENT PROJECT
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IV. ACCESSIBILITY REQUIREMENTS FOR PEOPLE WITH DISABILITIES
This section is provided to summarize the 2003 IBC accessibility requirements for
physically disabled people. The details of accessibility design can be found in ICCI
A 117.1- 1998. Design details beyond this summary are outside the scope of work
for Rolf Jensen and Associates for this project. RJA can provide these services if
requested by the design team.
Chapter 11 of the 2003 IBC is titled "Accessibility" and addresses the code
requirements of facilities for accessibility to physically disabled persons. Chapter
11 requires buildings to be constructed in accordance with ICC A117.1 -1998.
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VAIL PLAZA HOTEL REDEVELOPMENT PROJECT June 16, 2004
V. CONCLUSION
This report identifies various code compliance categories to meet the requirements for
fire and life safety systems.
The development incorporates challenging architectural, structural and operational
features, which will require additional analysis and consensus with building and fire
officials.
This schematic design report can serve as the basis for on -going project development
and will be modified as the development evolves and code issues are addressed.
Prepared by:
June 16. 2004
David Leiker, P.E.
Fire Protection Engineer
Reviewed by:
Date
June 16, 2004
Stephen Rondinelli, AIA Date
Vice President — Engineer Manager
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