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REQUEST FOR
ADMINISTRATIVE MODI FICATION
GORE CREEK RESIDENCES
VAIL, COLORADO
Prepared For:
42140 ARCHITECTURE
1621 Eighteenth Street Suite 200
Denver, Colorado 80202
Attention: Randy Johnson
Phone 303.292.3388
Facsimile 303.292.31 33
Presented To:
Town of Vail
Building Department
Attention: Charlie Davis
Vail Fire and Emergency Services
Attention: Mike McGee
Project No. D32929
May 10,2005
ADDENDUM TO
REQUEST FOR
ADMINISTRATIVE MODIFICATION
GORE CREEK RESIDENCES
VAIL, COLORADO
Prepared For:
42140 ARCHITECTURE
1621 Eighteenth Street, Suite 200
Denver, Colorado 80202
Attention: Randy Johnson
Phone 303.292.3388
Facsimile 303.292.31 33
Presented To:
Town of Vail
Building Department
Attention: Gharlie Davis
Vail Fire and Emergency Services
Attention: Mike McGee
Project No. D32929
July 1,2005
ROLF JENSEN & ASSOCIATES, INC
ADDENDUM TO REQUEST FORADMINISTRATIVE MODIFICATION PAGE 2
GORE CREEK RESIDENCES D32929
VAIL, COLORADO JulY 1,2005
INTRODUCTION
This Addendum to the Request for Administrative Modification dated May 10,
2005, is to help clarify a couple of issues relative to the overall understanding of
the request and to establish agreement on these issues for the signature and
approval of the May 10, 2005 request.
FURTHER BUILDING DESCRIPTION and SITE PLAN (SITE PLAT)
The site plan for this new building is depicted by property lines surrounding the
entire building. There are no property lines within the building nor are there
property lines between the residential dwelling structures nor are there property
lines between residential dwelling units at the separation wall(s).
These residential dwelling units are being sold to buyers who will be part of the
Gore Creek Residences Home Owners Association. Owners of these residential
dwelling units will only be permitted to sell their residential unit in the future to a
buyer that will also be a member of the Gore Creek Residences Home Owners
Association. ln other words, these residential dwelling units are being sold and
managed like condominiums.
RESTDENTTAL DUPLEX UNrT SEPARATTON (PARTY WALL)
The wall between dwelling units, being constructed as a two-hour fire-resistance-
rated wall without openings and without penetrations will have membrane
penetrations in the form of electrical outlets. Electrical outlets in these separation
walls will comply with the 2003 International Building Code (lBC), Section
712.3.2, Exception 1,ltem 1.2.
Electrical outlets in the dwelling unit separation walls will consist of steel
electrical boxes that do not exceed 16 in' in area with the total area of all
electrical outlet openings being less than 100 in2 in any 100 ft2 of the separation
wall. Outlet boxes on opposite sides of the separation wall will be separated by a
horizontal distance of not less than the depth of the wall cavity with the wall
cavity filled with cellulose loose fill, rockwool, or slag mineral wool insulation.
CONGLUSION
This Addendum should provide clarification on these issues to establish
agreement on these issues for the signature and approval of the May 10, 2005
Administrative Modification Request. We request your concurrence of this
Addendum as well as the May 10, 2005 request, by signature below.
ROLF JENSEN & ASSOCIATES, INC
ADDENDUM TO REQUEST FOR ADMINISTRATIVE MODIFICATION
GORE CREEK RESIDENCES.,,...
VAIL, COLORADO
Prepared by:
PAGE 3
D32929
July 1, 2005
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Brian Thompson, P.E.,
Consulting Engineer
Reviewed by:
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Concurred by:
Jack Hu
Vail
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Steve
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Town of VailChief Building Official
Mike McGee
Vail Fire and Emergency Services Fire Marshal
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ROLF JENSEN & ASSOCIATES, INC
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REQUEST FOR ADMINISTRATIVE MODIFICATION
GORE CREEK RESIDENCES
VAIL, COLORADO
TABLE OF CONTENTS
INTRODUCTION
BUILDING DESCRIPTION and SITE PLAN
OVERVIEW OF FIRE PROTECTION FEATURES
CODE METHODOLOGY
FIRE APPARATUS ACCESS ROAD DESIGN
FIRE SPRINKLER SYSTEM DESIGN
FIRE ALARM SYSTEM DESIGN
FIRE STANDPIPE'HYDRANT SYSTEM DESIGN
CONSTRUCTION WPES, AREA, HEIGHTS and
SEPARATION DESIGN
RESIDENTTAL DUPLEX UN|T SEPARATTON (PARTY WALL)
DUMBWAITER SHAFT PENETRATIONS
TUNNEL (S-2) EXTERTOR WALL OPENTNGS
DWELLING UNIT GUARD RAILS FOR DECKS
CONCLUSION
SIGNATURE PAGE
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May 10,2005
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REQUEST FOR ADMINISTRATIVE MODI FICATION
GORE CREEK RESIDENCES
VAIL, COLORADO
INTRODUCTION
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D32929
May 10, 2005
This administrative modification request describes a Code Equivalency approach
for the Gore Creek Residences project in Vail, Colorado. The application of this
administrative modification will provide an equivalent level of life-safety to Section
503.1.1, Exception 2 of the 2003 International Fire Code (lFC) design
requirements for fire apparatus access road requirements, as discussed further
in this request. The application of this administrative modification will also provide
an equivalent level of life-safety to Section 508.2 of the 2003 International
Building Code (lBC) design requirements for mixed use of enclosed parking
garage (Group S-2) and residential (Group R) above, as discussed further in this
request.
The enclosed parking garage (Group S-2) is referenced as the "tunnel" in the
project design documents and for consistency is referenced as tunnel throughout
the remainder of this request.
This request is the result of discussions with representatives from the Town of
Vail Building and Fire Departments,42140 Architecture (42140), Vail Resorts
Development Company (VRDC) and Rolf Jensen and Associates (RJA). This
request presents a code methodology based on the design issues identified in
these discussions, which are:
1 . establishinq an alternative means of fire protection to mitiqate fire
apparatus access road and access feature limitations accordinq to Section
503 of the 2003 lFC. and
2. establishinq a level of understandinq and equivalencv of the residential
units attached to the Group S-2 tunnel to that of Group S-2 with Group R
above in accordance with Section 508.2 of the 2003 lBC, and
3. establishinq a level of understandinq and equivalencv of the construction
features of the separation between the Group S-2 tunneland each of the
dwellinq structures. separation between each of the dwellinq structures, as
well as separation between each of the individual units within the dwellinq
structure (party wall).
This is a request for an administrative modification. lt is intended to document
the approach for fire protection and life safety and recommend specific provisions
for the Gore Creek Residences project. The 2003 International Building Code
(lBC) permits this submittal and documentation process for the approval of
ROLF JENSEN & ASSOCIATES, INC
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VAIL, COLORADO
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afternate materials, design and methods of construction under Sections 104.10
and 104.1 1. The 2003 International Fire Code (lFC) permits this submittal and
documentation process for the approval of alternate materials, design and
methods of construction under Sections 104.8 and 104.9. These sections permit
Building and Fire Officials to grant modifications for individual cases with special
provisions. This administrative modification process allows officials to provide
guidance when determining that the strict letter of the code is not practical from a
developer perspective (cost) and when the modification is in conformance with
the intent and purpose of the Code. Such modification must be a reasonable
approach to complying with the current Code and not lessen the level of fire
protection, the life safety of the occupants or impact the structural integrity of the
building. The detail of any such action granting modification by this
administrative modification process shall be recorded and entered into the files of
the code enforcement agencies and considered to be the code for the design and
construction of the project.
BUILDING DESCRIPTION and SITE PLAN
This is a new building that will be a Type l-A construction (fire-resistive) for the
connecting tunnel (Group S-2 enclosed garage and drive aisle) portion (24,547
ft') and Type V-B construction for the eight dwelling structures (sixteen individual
residential dwelling units),. The dwelling structures range in size from 7,048 ft2 to
9.114 ft'.
The tunnel portion of the building is occupied with parking and storage of private
motorized vehicles via guest parking spaces as well as private, two-car, garages
constructed within the tunnelfor each dwelling unit (sixteen total private, two-car,
garages). The tunnel is also occupied with similar uses incidental to the operation
of the building such as mechanical rooms, Home Owners Association (HOA)
storage rooms, receiving room, and Fire Command room. The private, two-car
garages also include a dwelling unit storage room or space.
Section 310 of the 2003 IBC defines the various Group R occupancies as
follows:> R-1 is reserved for residential occupancies where occupants are transient
in nature;> R-2 is reserved for residential occupancies containing more than two
dwelling units where the occupants are permanent in nature;> R-3 is reserved for residential occupancies where the occupants are
permanent in nature and not classified as R-1, R-2, R-4 or I and where
buildings do not contain more than two dwelling units.> R-4 is reserved for residential occupancies arranged as residential
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VAIL. COLORADO
care/assisted living facilities.
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Section 310.2 of the 2003 IBC defines dwelling unit as a single unit providing
complete, independent living facilities for one or more persons, including
permanent provisions for living, sleeping, eating, cooking, and sanitation.
The eight dwelling structures "closely resemble" eight, stand-alone duplex (two-
family) residential buildings that are individually attached to the Group S-2
parking structure. Please see attached Architectural Site Plans AS001, AS002,
and AS003. Due to the resemblance to stand-alone duplex residential buildings
and the definitions of R occupancies as well as dwelling unit, the desiqn team
recommends treatment of each of the individual residential dwellinq structures
similar to Group R-3 with the exeptions as stated in this document.
Details of the construction of the residential structures will be provided later in
this request. Residential dwelling structures are to be constructed with three
living space levels (garage level, plaza level, and upper level) along with attic and
crawl spaces. No mechanical equipment will occupy the attic spaces. Mechanical
equipment is planned for the crawl space of each dwelling unit consisting of a
Fan Coil Unit (FCU) that consists of two hydronic coils (hot and cold water) and
an electric fan to distribute air via ductwork to the dwelling unit level above the
crawl space. The residential structures will be provided with a Class B wood
shingle roof.
There are two basic residential dwelling unit designs (types) being planned for
this project. The "Unit A" design is the larger unit design consisting of a five
bedroom, five bathroom floor plan of approximately 4,557 f in area. The "Unit B"
design is the smaller unit design consisting of a four bedroom, four bathroom
floor plan ranging from 3,514 ff to 3,534 f in area. The residential dwelling
structures (duplexes) consist of an assortment of combinations between the Unit
A type and the Unit B type dwelling units. The duplexes come as Unit A/Unit B,
Unit A/Unit A, or Unit B/Unit B combinations.
Fire Department access to the entire building (site) will occur at the main tunnel
entrance from the public street, Forest Road, on the west side of the building
(Primary Access) and via the stair access to the tunnel from the road between
the existing Marriott and existing Marriott Parking Garage on the north side of the
building (Secondary Access).
OVERVIEW OF FIRE PROTECTION FEATURES
The proposed fire protection and life-safety systems for the Gore Creek
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REQUEST FOR ADMINISTRATIVE MODIFICATION PAGE 6
GORE CREEK RESIDENCES D32929
VAIL, COLORADO May 10,2005
Residences building include the following features:
1. Hydraulically designed and supervised automatic sprinkler system
throughout the residential and tunnel portions of the building, installed in
accordance with NFPA 13,2002 Edition. The water supply to each
residence will come from a bulk water main in the tunnel and be controlled
by a main supervised control valve with main flow switch near the water
entry. Each residential unit (16 total) will also be controlled by a
supervised control valve with addressable flow switch downstream.
The residential automatic sprinkler systems will be installed throughout the
residential building in accordance with NFPA 13,2002 Edition, utilizing
either automatic sprinklers in concealed spaces or compliance with one of
the fifteen methods of constructing concealed spaces to not require
sprinkler protection described in section 8.14.1.2 of NFPA 13.
The tunnel automatic sprinkler protection will be installed throughout the
tunnel on one zone. fed from the bulk water main in the tunnel and
controlled by the main supervised control valve with addressable flow
switch.
2. A separate Class l, manual dry standpipe/hydrant system that is
interconnected to the water supply entry via a normally-closed,
supervised, controlvalve, will also be provided with hose connections
throughout the tunnel and at the plaza level. The standpipe system will
feature five (5), plaza-level, exterior, freestanding hose
connections/hydrants (Iuo2-% inch with 1-%inch reducers and valves at
a minimum of 36 inches above finish grade each) on the north side of the
dwelling structures to provide hose stream access for firefighters to points
of the dwelling structure exterior walls within a maximum 15O-foot hose
range. The standpipe system will also feature four (4), tunnel, hose
connections/outlets (one2-Tz inch with 1-%inch reducer and valve at a
minimum of 36 inches above finish floor each) in cabinets. The standpipe
system will be designed in accordance with NFPA 14,2003 Edition and
local requirements.
3. A fully addressable and analog fire alarm system throughout the
residential and tunnel portions of the building to notify the building
occupants and the fire alarm monitoring agency of emergency will also be
provided. The fire alarm system design will be in accordance with NFPA
72,2002 Edition and local TOV draft amendments to the 2003 IBC and
2003 lFC. The Tunnel fire detection system will also consist of full
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VAIL, COLORADO
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coverage addressable and analog heat detection for utilization and use of
the Tunnel even during possible automatic sprinkler impairments.
CODE METHODOLOGY
In order for the new Gore Creek Residences project to function with the purpose
of the overall building design, an equivalent approach must be developed to meet
the intent and levels of life-safety required in the 2003 IFC and lBC. We are
proposinq the use of a svstems approach and performance-based methodolooy
for code compliance compared to a sinqle-code traditional prescriptive method.
As a result of our conversations with the design team and Building/Fire
Departments, RJA was requested to identify design conflicts with the prescriptive
code requirements in the 2003 IFC/lBC and develop an administrative
modification request that is at least equivalent to the 2003 IFC/lBC prescriptive
requirements.
FIRE APPARATUS ACCESS ROAD DESIGN
Applicable Godes
The design requirements for fire apparatus access roads come from the 2003
IFC Sections 503.
2003 IFC Design Requirements
Section 503.1.1 requires fire apparatus access roads be constructed for every
building, such that all portions of the exterior walls of the building are within 150
feet of the fire apparatus access roads as measured by an approved route
around the exterior of the building. Due to adjoining topography and waterways
surrounding the project site, constructing code compliant fire apparatus access
roads is not feasible from a development cost perspective.
Exception 2 of Section 503.1.1 allows the fire code official to increase the
maximum 1SO-foot dimension when the fire apparatus access roads cannot be
installed because of location on property, topography, waterways, non-negotiable
grades or similar conditions, and an approved alternate means of fire protection
is provided.
Recommendation
The Gore Creek Residences site will not meet the requirements of Section 503 of
the 2003 IFC due to topography, proximity and non-negotiable grades. The
project must proceed with additional fire protection features above what is
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prescriptively required in the code. The additionalfire protection features
identified in this report are intended to establish an equivalent level of fire- and
life-safety afforded for complying with the maximum 1SO-foot dimension of fire
apparatus access roads.
FIRE SPRINKLER SYSTEM DESIGN
Applicable Codes
Section 903.2.7 of the 2003 IBC and the same section in the 2003 IFC require all
buildings with Group R occupancies to have a fire sprinkler system throughout
the building. Section 903.2.9 of the 2003 IBC also requires fire sprinkler systems
for Group S-2 enclosed parking garages, and enclosed parking garages when
located beneath other occupancy Groups. The tunnel portion of the building
would be required to have a NFPA 13 fire sprinkler system. Section 903.3.1.2 of
the 2003 IBC and the same section of the 2003 IFC allow the residential portion
of the building to have a NFPA 13R fire sprinkler system, however, since this
single building only resembles eight stand alone duplex buildings and there is
limited fire department apparatus access, the requirement for an NFPA 13
system throughout the residential buildings makes the best sense for adequate
protection.
NFPA 13 and 13R Fire Sprinkler Design Requirements
With a few exceptions, a NFPA 13 fire sprinkler system requires coverage for all
habitable areas of a building, as well as, combustible concealed spaces. A
NFPA 13R fire sprinkler system allows for the omission of fire sprinkler coverage
in small areas within a building and also omits sprinkler coverage within
combustible concealed spaces. A NFPA 13R fire sprinkler system is also
hydraulically designed for life safety preservation and minimal property
preservation. Since the NFPA 13 standard requires greater coverage and
hydraulic design criteria, it can be viewed as a design standard that provides a
greater level of fire- and life-safety as well as property preservation than the
NFPA 13R design standard. Providing a completely design compliant NFPA 13
fire sprinkler system throughout the residential dwelling units will mitigate
excessive burn time and extension of fire into hidden spaces, making the
dwelling units a safer location for fire fighter operations during an emergency.
There will be two inter-connected fire department connections (FDC's) located
near the entrance to the Fire Command room and tunnel entrance (Primary
Access), and the FDG near the stair access (Secondary Access) located on the
north side of the project site. The TOVFES fire engines will be able to connect to
either of these FDC's to supplement the fire sprinkler systems in either the tunnel
or the individual residential units.
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Recommendation
As an equivalency component for compliance with Section 503 of the 2003 IFC
fire apparatus access, it is recommended bv the desiqn team that the Town of
Vail Buildinq and Fire Officials accept the installation of a NFPA 13 fire sprinkler
svstem throuqhout the dwellinq unit occupancies as a level of fire- and life-safetv
to help establish an acceptable level of equivalencv for the limited compliant fire
apparatus access. Concealed spaces (attic, crawlspace, and interstitialspaces)
within the residential portions of the building are to be sprinklered or comply with
concealed spaces not requiring sprinkler protection in NFPA 13 (Section
8.14.1.2). Individual supervised control valves would be installed at the ceiling
level, but accessible, in the tunnel to isolate the NFPA 13 fire sprinkler system of
each individual residential dwelling unit (including each private garage for each
dwelling unit). Each water supply to the dwelling units would attach to a bulk
sprinkler system main that would attach to a riser in the water entry room near
the Fire Command room with the main fire sprinkler and standpipe system
control valves.
FIRE ALARM SYSTEM DESIGN
Applicable Codes
Section 907.2 of the 2003 IBC and the same section in the 2003 IFC require
approved manual, automatic, or manual and automatic fire alarm systems be
provided in new buildings and structures in accordance with Sections 907.2.1
through 907.2.23. Where automatic sprinkler protection installed in accordance
with Section 903.3.1.1 (NFPA 13) or903.3.1.2 (NFPA 13R) is provided and
connected to the building fire alarm system, automatic heat detection is not
required. Sections 907.2.1 through 907.2.23 specify the occupancies or
conditions that require some form of fire alarm system. Group S-2 occupancies
are not included in these sections and therefore no form of fire alarm is required
in the Group S-2 occupancy except that necessary for the required automatic
sprinkler flow alarms and tamper switches as well as manual pulls and
notification devices. Group R occupancies are included in Section 907 .2.'10.1.2 of
the 2003 IBC and the same section in the 2003 IFC and require single- or
multiple-station smoke alarms installed and maintained in Group R occupancies
regardless of occupant load at all of the following locations:
1. On the ceiling outside of each separate sleeping area in the immediate
vicinity of bedrooms.
2. In each room used for sleeping purposes.
3. In each story within a dwelling unit, including basements but not including
crawl spaces and uninhabitable attics. Including at the top and bottom of
stairs.
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Section 907.2 of the Town of Vail Draft Amendments to the 2003 IFC requires
every hotel, motel, apartmenl building, condominium building and commercial
building with attached residential occupancies having 3 or more stories, or with
more than 11 units, classified under the 2003 IBC as Group A-1, A-2, A-2.1, A-3,
A-4, B-2, R-1, R-2, and S-2 to have a fire alarm system installed in accordance
with the 2003 IBC and the 2002NFPA7Z.
NFPA 72 Fire Alarm Design Requirements
Sinqle- and multiple-station alarm requirements for one- and two-family dwelling
units are addressed in Section 1 1 .5.1 of the 2002 NFPA 72 as follows:
1. Smoke detection is required in the same locations as is required in
Section 907.2.10.1.2 of the 2003 IBC and the same section in the 2003
f FC, above. Smoke detection is required as follows (Section 11.5.1.1 of
2002 NFPA 72):
a. In all sleeping rooms.
b. Outside of each separate sleeping area, in the immediate vicinity of
the sleeping rooms.
c. On each levelof the dwelling unit, including basements. Including
at the top and bottom of stairs.
2. Notification is required as follows (Section 11.5.1.2 of 2OO2 NFPA 72):
a. Fire-warning equipment for dwelling units shall provide a sound that
is audible in all occupiable dwelling areas.
b. Where more than one smoke or heat alarm is installed for new
construction, they shall be arranged so that the operation of any
smoke or heat alarm causes the alarm in all smoke and heat
alarms within the dwelling unit to sound.
A fullv addressable and analoq fire alarm svstem is one where the initiating
devices are addressable and analog. An addressable device is a fire alarm
system component with discrete identification that can have its status (alarm
status) individually identified. An analog device transmits a signal indicating
varying degrees of condition (such as a fault, clean or dirty) as contrasted with a
conventional initiating device, which can only indicate an on-off condition.
Recommendation
As an equivalency component for compliance with Section 503 of the 2003 IFC
fire apparatus access roads, it is recommended bv the desiqn team that the
Town of Vail Buildinq and Fire Officials accept the installation of a fullv
addressable and analoq fire alarm svstem that is desiqned with the location of
devices as indicated on the attached fire alarm drawinqs and notification
throuqhout the unit on all levels as an additional level of fire- and life- safetv to
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help establish an acceptable level of equivalencv for the limited compliant fire
aoparatus access. The tunnel (Group S-2) will also be provided with fullv
addressable and analoq fire alarm with tunnel initiatinq and notification devices
as described below.
The entire building would be on a single fire alarm system with seventeen (17)
input group zones. The tunnel would be on one input group zone and each of the
sixteen dwelling units would be on one input group zone. Each detection device
would be fully addressable and analog as an input to the fire alarm system. The
fire alarm control panel would be located in the Fire Command Room at the
primary fire department access point.
Each dwellinq unit initiatinq fire alarm zone would consist of a flow switch and
tamper for the automatic sprinklers protecting the private garage and storage unit
in the tunnel for that unit as well as all of the sprinklered portions of the dwelling
unit. Each dwelling unit initiating fire alarm input zone would also consist of heat
detection devices located in the private garage and storage unit in the tunnel,
smoke detection devices throughout all three levels of the dwelling unit, heat
detection device(s) in the mechanical room within the dwelling unit, and heat
detection throughout the crawl space. No manual pull devices are planned for the
individual dwelling unit fire alarm zones. Dwelling unit smoke detection devices
would be located as indicated on the attached drawings. Only automatic sprinkler
water flow alarms and heat detectors on each residential zone would transmit a
general alarm to a supervisory station (notification to the fire department) as
smoke detectors would transmit only a supervisory alarm (would not cause
notification to the fire department) to the Fire Alarm Control Panel. Residential
zone automatic sprinkler waterflow alarms and heat detector alarms would
initiate local alarm for the dwelling unit of alarm initiation only.
Each dwellino unit notification fire alarm zone (16 total) would consist of fully
addressable and analog devices located as indicated on the aftached drawings.
Audible alarm would be provided to all occupiable areas of the dwelling unit and
when operation of one initiating device occurs, audible alarm would be provided
for all audible notification devices throughout the three levels of the dwelling unit.
The tunnel initiatinq fire alarm zone would consist of the main flow switch for the
automatic sprinkler system of the entire building, the control valve tamper
switches for the entire building, the heat detection devices throughout the Tunnel
(addressable and analog) and the smoke detection and heat detection devices
(addressable and analog) in the various rooms within the tunnel (fire command
room, receiving room, HOA storage rooms, fan room, and mechanical rooms).
The tunnel initiating fire alarm zone would also consist of double action manual
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pull stations strategically located throughout the tunnel to be within close
proximity of the personnel doors for each private garage within the tunnel, as well
as manual pull stations near each exit from the tunnel. The tunnel fire alarm zone
would be addressable for flow switch alarms, tamper switch alarms, and
smoke/heat detection initiating devices. Any tunnel automatic sprinkler water flow
alarm, smoke detection alarm, or heat detection alarm would be transmitted to a
supervisory station (notification to the fire department).
The tunnel notification fire alarm zone would consist of horns and strobes located
for proper coverage throughout the tunnel in accordance with NFPA 72.
FIRE STANDPIPE/HYDRANT SYSTEM DESIGN
Applicable Godes
Section 508.5.1 and Appendix C of the 2003 IFC has fire hydrant location
requirements that the Gore Creek Residences project must comply with. Section
905 of the 2003 IBC addresses standpipe system requirements. This project is
not subjected to 2003 IBC standpipe system requirements.
Local Standpipe/Hydrant Design Requirements
Due to the location and proximity to surrounding properties of this project site the
installation of on-site fire hydrants and access by fire apparatus is not possible to
supply firefighter hose streams for distant portions of the residential dwelling
units and Group S-2 tunnel. A design to alleviate the deficiencies in water supply
to firefighter hose streams has been developed. A dry standpipe/hydrant system
would be installed with a bulk main along the ceiling of the enclosed parking
garage. This bulk main would provide five (5), plaza-level, exterior, freestanding
hose connections/hydrants (two 2-%inchwith 1-/z inch reducers and valves
each) to be located above-grade at the plaza level on the north side of the
residential dwelling units. The location of these outlets would provide a
maximum of 1SO-foot coverage to points along the exterior walls of the residential
dwelling units. This bulk main will also feature four (4), garage-level, hose
connections/outlets (one2-% inch with 1-/zinch reducer and valve each) in
cabinets.
The design of the standpipe/hydrant system will be based on the requirements of
Appendix B of the 2003 IFC for a building of equivalent size and construction to
all eight residential portions of the building.
Recommendation
As an equivalent for compliance with Section 508.5.1 and Appendix B and C of
the 2003 IFC for fire hydrants and an equivalency component for compliance with
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Section 503 of the 2003 IFC fire apparatus access, it is recommended bv the
desiqn team that the Town of Vail Buibinq and Fire Officials accept the
installation of five above-qrade plaza level standpipe/hvdrant double-outlets on
the north side of the residential dwellinq units and four below-qrade tunnel level
standpipe sinqle outlets as an additional level of fire- and life-safetv to help
establish an acceptable level of equivalencv for the limited compliant fire
apparatus access and on-site hvdrants. The bulk main supplying the
standpipe/hydrant system would be connected to two fire department
connections (FDC's) that also feed the wet fire sprinkler system of the building.
The bulk main supplying the standpipe/hydrant system would also be connected
via a normally-closed, supervised control valve, to the water supply system near
the Fire Command room with the main fire sprinkler control valve. This normally-
closed valve serves as supplying water to the bulk main until supplemented by
the fire department apparatus. The pressure and volume to operate this
standpipe/hydrant system would be developed by the TOVFES fire engines
connected to any of the two inter-connected FDC's located near the entrance to
the Fire Command room and garage entrance (Primary Access), or the FDC near
the stair access from the road between the existing Marriott and existing Marriott
Parking Garage on the south side (Secondary Access).
ln accordance with Appendix B of the 2003 lFC, the standpipe/hydrant system is
to be designed to produce a fire flow of 3,375 gpm (at 20 psi) from the TOVFES
fire apparatus through the FDC connections. This is based on Table 8105.1 of
the 2003 IFC for Type V-B construction of 64,648 ft2 and the application of
section 8105.2 of the 2003 lFC, allowing a 50% reduction in fire flow for an
approved automatic sprinkler system provided throughout the residential units.
CONSTRUCTION WPES, AREAS, HEIGHTS and SEPARATION DESIGN
Applicable Codes
Section 508.2 of the 2003 IBC allows Group S-2 enclosed parking garages with
Group R occupancies above to function as separate buildings in regards to area
limitations, continuity of fire walls, limitations of stories and type of construction.
Table 704.8 has the requirements for un-protected openings in exterior walls.
Table 602 has the requirements for the fire-resistance rating of exterior walls
based on fire separation distance.
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2003 IBC Design Requirements
From a code definition standpoint the Gore Creek Residences project is a single
building. A Group S-2 below-grade, enclosed parking garage connects eight
separate residential building sections that contain two individualdwelling units
each. Though this is a single building, the design team proposes to construct the
building so it can function from a fire separation standpoint as a Group S-2
enclosed parking structure with Group R dwelling above it in accordance with
Section 508.2 of the 2003lBC.
To make this acceptable the following conditions of Section 508.2 of the 2003
IBC would be met:
1. Part 1 of Section 508.2 requires the below-grade Group S-2 enclosed
parking garage with the drive aisle and individual private parking garages
would be constructed with Type l-A construction. A 3-hour horizontal
floor/ceiling assembly above the garage separating it from any portion of
residential dwelling areas above it would be provided.
Since the residential dwelling units extend horizontally over a small portion
of the Group S-2 parking garage, the extent of the horizontal 3-hour fire
separation required is advised to be 10 feet beyond the perimeter of the
residential dwelling units. Since the residential dwelling units do not
extend the full distance over the parking garage, a horizontal 3-hour
separation is not necessary over the portion of the parking garage that
have no residential dwelling areas above them. Section 705.6.1
addresses "stepped buildings" for fire wall construction. The intent of
Exception 1 of this section is to require a rated roof assembly within 10
feet of the wall of the raised portion of the building, thus the advisory for
10 feet of separation beyond the dwelling perimeter. The design team
needs to have an adequate thickness of concrete for the entire horizontal
Group S-2 ceiling assembly to support the load imposed by the soil and
landscaping above and a 3-hour fire resistive assembly will extend the full
distance of the Group S-2 ceiling anyway. However, fire rating
penetrations will be required within the 10 feet of distance from the
dwelling perimeter and not beyond 10 feet.
Similarly to the horizontal floor/ceiling assembly above the garage, the
design team proposes to construct a 3-hour fire-resistive wall with a 3-
hour rated door opening between the tunnel (Group S-2) and the garage
level of the residential dwelling units.
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2. Patt 2 of Section 508.2 allows for 2-hour fire-resistance rated
shafts/stairways to penetrate the 3-hour horizontal assembly. There is
planned a two-hour rated dumbwaiter enclosure to bring up groceries and
packages from the tunnel private garage into the dwelling unit that would
be enclosed with a 2-hour shaft and a 90-minute door opening (according
to fire door requirements of Table 715.3). Details of the dumbwaiter
construction are discussed in more detail later in this request.
3. The connected structure to the Group S-2 will contain only Group R
occupancies in accordance with Part 3 of Section 508.2.
4. The enclosed garage level will have only parking and storage of private
motorized vehicles as well as mechanical rooms and private storage
rooms as similar uses incidental to the operation of the building. In
addition the enclosed garage level will be protected throughout by an
approved automatic sprinkler system. All of this in accordance with Part 4
of Section 508.2.
5. Part 5 of Section 508.2 has a requirement that the maximum building
height will not exceed the limits of Table 503. Since the building will have
a fire sprinkler system, Section 504.2 allows for a 2O-foot increase in
building height increase from Table 503 (40 feet without the increase) to a
height of 60 feet. This height limitation will be met.
The above narrative justifies application of Section 508.2 of the 2003 IBC to
consider the below-grade Group S-2 parking garage as a separate building from
the residential dwelling units above in regards to area limitations, continuity of fire
walls, limitations of stories and type of construction.
These eight separate, two-dwelling areas (duplex structures) will have portions of
exterior walls that face each other. The separation distance between these
facing exterior walls ranges between 18 and 35 feet. Section 704.5 of the 2003
IBC requires an exterior wall to be rated from the inside when the fire separation
distance is greater than 5 feet. Given the fire separation distance between the
separate duplex structures, the fire resistance rating from the inside is
appropriate. Footnote f of Table 704.8 allows for an unlimited amount of un-
protected openings in exterior walls for residential occupancies with a fire
separation distance greater than 5 feet.
These eight separate, two-dwelling areas (duplex structures) will have a Class B
wood shingle roof with roof eaves that utilize wood exterior materials of
construction. This is not prohibited by the 2003 lBC, however, this is an
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opportunity for improving the risk of exterior vertical fire spread into the attic
spaces via the eave overhang by adding an additional level of construction fire
resistance. This additional level of fire resistance could consist of a single layer of
noncombustible construction material directly above the exterior wood material
on the bottom side of the roof eaves.
Recommendation
To utilize Type V construction of the dwelling residential structures, jlig
recommended bv the desiqn team that the Town of Vail Buildinq and Fire
Officials accept the desiqn of the buildino usinq the increased fire-resistive
separation provisions of Section 508.2 of the 2003 lBG. The design team
believes the 3-hour horizontal and 3-hour vertical fire resistive separation
between the Group S-2 parking garage and residential dwelling units mitigates a
large portion of the fire exposure potential of this large building.
It is also recommended bv the desiqn team that the Town of Vail Buildinq and
Fire Officials accept the desiqn of the exterior walls that face each other on the
east and west sides between the eiqht individual two-dwellinq areas beinq one-
hour walls rated from the inside onlv and that unprotected openinqs on these
walls be unlimited in area. With the increase fire resistive separation afforded by
the 2003 lBC, Section 508.2 provision, the design team feels the one-hour fire-
resistive exterior walls on the east and west sides of the duplex structures can be
rated from the inside according to Section 704.5 and window opening can be un-
protected according to Footnote f of Table 704.8. All exterior walls will be one-
hour rated from the inside only which complies with the requirements for exterior
bearing walls.
In addition. the desisn team recommends that the Town of Vail Buildinq and Fire
Officials accept the desiqn of Class B wood shinqle roof with roof eaves on the
individual two-dwellinq buildinqs to be provided with an approved laver of
noncombustible construction material directly above the exterior wood material
on the bottom side of the roof eaves. This added level of construction fire
resistance will significantly reduce the risk of exterior vertical fire spread into the
attic spaces via the eave overhang.
RESTDENTTAL DUPLEX UN|T SEPARATTON (PARTY WALL)
Applicable Godes
Section 503.2 of the 2003 IBC requires any wall located on a property line
between adjacent buildings, which is used or adapted for joint service between
the two buildings, be constructed as a fire wall in accordance with Section 705,
without openings, to create separate buildings.
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Since these eight dwelling structures "closely resemble" eight, stand-alone
duplex (two-family) residential buildings that are individually constructed with fire
separation from the Group S-2 parking structure (tunnel), the use of the 2003
International Residential Code (lRC) as it pertains to dwellinq unit separation is
recommended by the design team. Section R317 of the 2003 IRC describes the
requirements for dwelling unit separation for two-family dwellings and for
townhouses.
Section R202 defines dwellinq unit the same way that the 2003 IBC does, as a
single unit providing complete independent living facilities for one or more
persons, including permanent provisions for living, sleeping, eating, cooking, and
sanitation.
Section R202 of the 2003 IRC defines townhouse as a single-family dwelling unit
constructed in a group of three or more aftached units in which each unit extends
from foundation to roof and with open space on at least two sides.
Since these eight dwelling structures "closely resemble" eight, stand-alone
duplex (two-family) residential buildings that are individually constructed with fire
separation from the Group S-2 parking structure (tunnel), the use of the 2003
International Residential Code (lRC) for dwellinq unit separation of two-family
dwellings (Section R317) is recommended by the design team. The design team
believes the dwelling unit separation design requirements for townhouses is not
applicable to this project as the number of attached units does not exceed two.
2003 IRC Design Requirements
Section R317.1 of the 2003 IRC requires dwelling units in two-familv dwellinqs to
be separated from each other by wall and/or floor assemblies having not less
than one-hour (T, -hour fire-resistance rating in buildings protected throughout
with an automatic sprinkler system installed in accordance with NFPA 13). Fire-
resistance-rated floor-ceiling and wall assemblies are required to extend to and
be tight against the exterior wall. Fire- resistance-rated wall assemblies are
required to extend to the underside of the roof sheathing. There are no additional
requirements for parapets at the roof or protection of projections (decks, eaves or
overhangs, etc.) as there are for party walls in the 2003 IBC or as there are for
dwelling unit separation of townhouses in the 2003 lRC.
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Recommendation
To alleviate the need for dwelling unit separation construction in accordance with
Section 503.2 of the 2003 IBC party walls and to alleviate the need for dwelling
unit separation construction in accordance with Section 317.2 of the 2003 IRC
townhouses, it is recommended bv the desiqn team that the Town of Vail
Buildinq and Fire Officials accept the desiqn of the common wall between
dwellinq units (partv wall) as a wall exceedinq (2-hour vs. % -hour) the
requirements of Section R317 of the 2003 IRC for dwellinq unit separation of two-
familv dwellinqs (Section R317. 1 ).
As these eight dwelling structures "closely resemble" eight, stand-alone duplex
(two-family) residential buildings that are individually attached to the Group S-2
parking structure, the design team is recommending using a design for the
common wall between units that is an additional level of fire- and life-safety to
help establish an acceptable level of equivalency for the dwelling unit separation
requirements for two-family dwellings from the 2003 IRC and to establish an
additional level of resistance to fire spread between the dwelling units given the
lack of compliance with Section 503 of the 2003 IFC fire apparatus access roads.
This dwelling unit separation consists of the following features:
1. The wall between dwelling units constructed as a two-hour fire-resistance-
rated wall without openings. The fire wall will be constructed in
accordance with Gypsum Association File No. 3820 as a parallel stud wall
with a 3-inch gap between studs filled with an approved fireblocking
material.
The wall between dwelling units (fire wall) will extend to and be tight
against the exterior walls and will extend to the underside of the roof
sheathing.
There will be no additional protection features where the wall between the
dwelling units (fire wall) intersects the exterior walls and there are
horizontal projecting elements (balconies, roof overhangs, canopies, and
other architectural projections), except that the roof eaves will be provided
with an approved layer of noncombustible construction material directly
above the exterior wood material on the bottom side of the roof eaves.
The wall between dwelling units (fire wall) will not have a parapet (vertical
continuity) nor will any additional protection features be provided as an
equivalency to a parapet (such as 5/8-inch Type X gypsum board directly
beneath the underside of the roof sheathing or deck, supported by a
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minimum of 2-inch ledgers attached to the sides of the roof framing
members for a minimum distance of 4 feet on both sides of the fire wall).
5. The wall between dwelling units (firewall) will be constructed in
accordance with Gypsum Association File No. 3820 as a parallel stud wall
with a 3-inch gap between studs filled with an approved fireblocking
material. Where combustible members frame into the fire wall the hollow
spaces will be filled for the full thickness of the fire wall and for a distance
of not less than 4 inches above, below and between the structural
members, with noncombustible materials approved for fireblocking. All this
in accordance with Section705.7 of the 2003 lBG. Please reference
attached section detail of "Floor at Separation Wall".
6. There will be no openings in the wall between dwelling units (party wall).
7. There will be no penetrations through the wall between dwelling units (fire
wall).
8. All of the joints installed in or between the fire wall (wall between dwelling
units) will be protected by an approved fire-resistant joint system designed
to resist the passage of fire for not less than 2-hours.
9. No duct or air transfer openings will penetrate the wall between dwelling
units (fire wall).
DUMBWAITER SHAFT PENETRATIONS
A dumbwaiter is planned to bring up groceries and packages from the tunnel
private garage into the dwelling unit. The dumbwaiter shaft is located at the fire-
rated separation wallbetween the Group S-2 tunneland the Group R dwelling
units. Unit A type dumbwaiter shafts use the separation wall between the tunnel
and dwelling unit as one of the walls of the dumbwaiter shaft. Unit B type
dumbwaiter shafts are entirely on the tunnel side of the separation wall and the
shaft penetrates the horizontal floor/ceiling assembly of the tunnel.
Applicable Codes
Section 508.2 of the 2003 IBC allows Group S-2 enclosed parking garages with
Group R occupancies above to function as separate buildings in regards to area
limitations, continuity of fire walls, limitations of stories and type of construction.
Condition 1 of the list of requirements to treat this building in accordance with
Section 508.2 requires a 3-hour horizontal floor/ceiling assembly above the
tunnel separating it from any portion of residential dwelling areas above it. As
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requested in the Construction Types, Areas, Heights and Separation Design
section of this document, the design team would like to construct a 3-hour fire-
resistive wall with a 3-hour rated door opening (in accordance with Table 715.3 of
the 2003 IBC) between the tunnel (Group S-2) and the garage level of the
residential dwelling units.
Condition 2 of the list of requirements to treat this building in accordance with
Section 508.2 allows for 2-hour fire-resistance rated shafts to penetrate the 3-
hour separation assembly required between the tunnel and dwelling units as long
as the shaft has opening protectives in accordance with Table 715.3 of the 2003
lBC. Table 715.3 of the 2003 IBC requires a minimum 9O-minute fire door on the
dumbwaiter shaft.
2003 IBC Design Requirements
Unit B type dumbwaiter shafts are entirely on the tunnel side of the separation
wall and the shaft penetrates the horizontal floor/ceiling assembly of the tunnel.
As such, 9O-minute doors are required on the dumbwaiter shaft and this is a
straight forward application of Section 508.2, Part 2 of the 2003 lBC.
Unit A type dumbwaiter shafts use the separation wall between the tunnel and
dwelling unit as one of the walls of the dumbwaiter shaft. As such, three walls of
the dumbwaiter shaft are inside of the dwelling unit and the fourth wall of the
dumbwaiter shaft is shared with the 3-hour separation wall. Table 715.3 calls for
a 90-minute door for a 2-hour fire-rated shaft. Table 715.3 calls for a 3-hour door
for a 3-hour fire wall assembly.
Recommendation
To alleviate the need for using a 3-hour door on the Unit A type dumbwaiter shaft
it is recommended bv the design team that Town of Vail Buildinq and Fire
Officials accept the use of 9O-minute doors on the dumbwaiter shaft at the tunnel
level and at the main level of the residential dwellinq unit (two 90-minute doors at
two separate openinqs on the 2-hour shaft) as an equivalency to the Unit B
dumbwaiter shaft that is penetratinq the horizontal flooriceilinq assemblv of the
tunnel with the use of 9O-minute doors on the dumbwaiter shaft at the tunnel
level and at the main level of the residential dwellinq unit (two 9O-minute doors at
two separate openinss on the 2-hour shaft). The design team believes this to be
an equivalent levelof fire- and life-safety considering the ability of fire to travel
vertically through a horizontal barrier with greater ease than traveling horizontally
through a vertical barrier of equivalent fire-rating features.
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TUNNEL (S-2) EXTERTOR WALL OPENTNGS
To achieve adequate ventilation of the private garages in the tunnel, louvers are
being placed in the south exterior tunnel wall, where the top of the wall surfaces
above grade between the residential duplex structures. Duct on the inside of the
tunnel is being used to transport ventilation air to the private garages in the
tunnel, via the louver.
Applicable Godes
Condition 1 of Section 508.2 of the 2003 IBC requires the below-grade Group S-
2 tunnel to be constructed with Type l-A construction. A 3-hour horizontal
floor/ceiling assembly above the garage separating it from any portion of
residential dwelling areas above it would be provided. As requested in the
Construction Types, Areas, Heights and Separation Design section of this
document, the design team would like to construct a 3-hour fire-resistive wall with
a 3-hour rated door opening between the private garage and the tunnel (Group
S-2) of the residentialdwelling units.
Section 704.8 of the 2003 IBC establishes the allowable area of openings
(protected and unprotected) in exterior walls based on fire separation distance.
Section 704.14 of the 2003 IBC addresses the requirements for ducts and air
transfer openings in exterior walls.
2003 IBC Design Requirements
Table 704.8 of the 2003 IBC permits no unprotected openings in exterior walls
with a fire separation distance less than 5 feet. Beyond 5 feet of fire separation
distance, increasing percentages of unprotected openings are allowed, starting at
10o/o.
Section 704J4 of the 2003 IBC indicates penetrations by air ducts and air
transfer openings in exterior fire-resistance-rated exterior walls required to have
protective openings to comply with Section 716. Section 7'16.3.1 and Table
716.3.1 require fire dampers in a penetration of a 3-hour or greater fire-
resistance-rated assembly to be a minimum damper rating of 3-hours.
Recommendation
As an equivalency component for compliance with Section 503 of the 2003 IFC
fire apparatus access roads, it is recommended by the desiqn team that the
Town of Vail Buildinq and Fire Officials accept the desion of the buildinq usinq 3-
hour fire dampers for the duct penetrations in the 3-hour exterior wall located
within 5 feet of the exterior walls of the residential duplex structures. Even though
fire separation distance is measured perpendicular to an exterior wall and the fire
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separation distance for the tunnel exterior wall residing between the residential
duplex structures is large (greater than 30 feet), the close proximity of the tunnel
duct penetrations to the exterior wall of the residential duplex structures is
concern in limiting fire spread between the residential duplex structures and the
tunnel. Providing 3-hour fire dampers in the duct penetrations within 5 feet of the
residential duplex structures mitigates a large portion of the fire exposure
potential of this large building. By limiting this fire exposure, the maximum fire
potential of the overall building is greatly reduced.
DWELLING UNIT GUARD RAILS FOR DECKS
Several of the dwelling units are planned to be constructed with decks on the
south side of the unit.
Applicable Godes
Section 1012 of the 2003 IBC provides requirements for where guards are
necessary, the required height, and opening limitations.
Section R312 of the 2003 IRC provides requirements forwhere guards are
necessary, the required height, and opening limitations.
2003 IBC Guard Height Requirements
Section 1012.2 of the 2003 IBC requires guards to form a protective barrier not
less than 42 inches high, measured vertically above the adjacent walking
surface.
2003 IRC Guard Height Requirements
Section R312.1 of the 2003 IRC requires guards to be not less than 36 inches
high.
Recommendation
As these eight dwelling structures "closely resemble" eight, stand-alone duplex
(two-family) residential buildings that are individually attached to the Group S-2
parking structure, the desiqn team is recommendinq the Town of Vail Buildinq
and Fire Officials accept the application of the quard rail heiqht limitations of the
2003 IRC at not less than 36 inches.
CONCLUSION
The issue presented in this administrative modification involves the design of
additional fire- and life-safety construction features that would overcome the
deficiencies in the fire apparatus access road and hydrant location design to
create an equivalent level of life-safety. Also presented in this administrative
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modification is a level of understanding and equivalency of the Group R
residential units attached to the Group S-2 tunnel to that of Group S-2 with Group
R above in accordance with Section 508.2 of the 2003 IBC and a level of
understanding and equivalency of the construction features of the separation
between the Group S-2 tunnel and each of the Group R dwelling structures,
separation between each of the dwelling structures, as well as separation
between each of the residential individual units within the dwelling structure
(party wall). The approval of this conceptual design will require the acceptance
of the code equivalency approach presented in this report. The design team
requests the Town of Vail Building and Fire Department approval of this
equivalent design.
As summary, the conceptualdesign being requested in this document is as
follows:
1. From a code definition standpoint the Gore Creek Residences project is a
single building. A Group S-2 below-grade, enclosed parking garage
connects eight separate residential building sections that contain two
individual dwelling units each. Even though this is a single building, the
design team would like to construct the building so it can function from a
fire separation standpoint as a Group S-2 enclosed parking structure with
Group R dwelling above it in accordance with Section 508.2 of the 2003
tBc.
2. The eight dwelling structures "closely resemble" eight, stand-alone duplex
(two-family) residential buildings that are individually attached to the
Group S-2 parking structure. Due to the resemblance to stand-alone
duplex residential buildings and the definitions of R occupancies as well
as dwelling unit, the design team recommends treatment of each of the
individual residential dwelling structures similar to Group R-3 with the
exceptions as stated in this document.
3. As an equivalency to the requirements of constructing fire apparatus
access roads and access features according to Section 503 of the 2003
lFC, the following design components for full equivalency are planned:
a. Hydraulically designed and supervised automatic sprinkler system
throughout the residential and tunnel portions of the building,
installed in accordance with NFPA 13,2002 Edition. Concealed
spaces (attic, crawl space, and interstitial spaces) within the
residential portions of the building are to be sprinklered or comply
with concealed spaces not requiring sprinkler protection in NFPA
13 (Section 8.14.1.2).
b. A separate Class l, manual dry standpipe/hydrant system that is
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c.
d.
e.
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REQUEST FOR ADMINISTRATIVE MODIFICATION
GORE CREEK RESIDENCES
VAIL. COLORADO
PAGE24
D32929
May 10,2005
interconnected to the water supply entry via a normally-closed,
supervised, control valve, with hose connections throughout the
tunnel and at the plaza level. The standpipe system will feature five
(5), plaza-level, exterior, f reestand ing hose con nections/hyd rants
(tvto 2-% inch with 1-T.inch reducers and valves at a minimum of
36 inches above finish grade each) on the north side of the dwelling
structures to provide hose stream access for firefighters to points of
the dwelling structure exterior walls within a maximum 1SO-foot
hose range. The standpipe system will also feature four (4), tunnel,
hose connections/outlets (one 2-7. inch with 1-Tzinch reducer and
valve at a minimum of 36 inches above finish floor each) in
cabinets. The standpipe system will be designed in accordance
with NFPA 14,2003 Edition and localrequirements.
A fire alarm system throughout the three levels of residential and
tunnel portions of the building to notify the building occupants and
the fire alarm monitoring agency of emergency. The fire alarm
system design will be in accordance with NFPA 72,2002 Edition
and localTOV draft amendments to the 2003 IBC and 2003 lFC.
The fire alarm system design will consist of a fully addressable and
analog system throughout. The fire alarm system for the residential
portions of the building will consist of smoke detection devices
located as indicated on the attached fire alarm drawings. The fire
alarm system for the residential portions of the building will also
consist of notification throughout the unit on all levels. The fire
alarm system for the tunnel portion of the building will consist of
smoke detection or heat detection throughout. The fire alarm
system for the tunnel portion of the building will also consist of
manual pull stations strategically located throughout the tunnel. The
fire alarm system for both the residential and tunnel portions of the
building will include addressable flow switches and tamper
switches.
The wall between dwelling units constructed as a two-hour fire-
resistance-rated wall without openings.
The use of a Class B wood shingle roof with roof eaves on the
residential portion of the building constructed with an approved
single layer of noncombustible construction material directly above
the exterior wood material on the bottom side of the wood eaves.
The design of the tunnel using 3-hour fire dampers for the duct
penetrations in the 3-hour exterior wall located within 5 feet of the
exterior walls of the residential duplex structures.
4. Utilize Type V construction of the dwelling residential structures in
ROLF JENSEN & ASSOCIATES, ING
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REQUEST FOR ADMINISTRATIVE MODIFICATION
GORE CREEK RESIDENCES
VAIL, COLORADO
PAGE 25
D32929
May 10, 2005
accordance with the increased fire-resistive separation provisions of
Section 508.2 of the 2003 lBC.
5. The exterior walls of the eight individual two-dwelling areas constructed as
one-hour walls rated from the inside only and that unprotected openings
on these walls be unlimited in area. This in accordance with Section 704.5
of the 2003 IBC and Footnote f of Table 704.8 of the 2003 IBC'
6. The design of the common wall between dwelling units (party wall) as a
wall exceeding the requirements of Section R317 of the 2003 IRC for
dwelling unit separation of two-family dwellings (Section R317.1).The wall
will be constructed as a two-hour fire-resistance-rated wall without
openings and will extend to and be tight against the exterior walls and will
extend to the underside of the roof sheathing.
7. For Type A units the design and use of 90-minute doors on the
dumbwaiter shaft at the tunnel level and at the main level of the residential
dwelling unit (two 9O-minute doors at two separate openings on the 2-hour
shaft) as an equivalency to the Unit B dumbwaiter shaft that is penetrating
the horizontal floor/ceiling assembly of the tunnel with the use of 90-
minute doors on the dumbwaiter shaft at the tunnel level and at the main
level of the residential dwelling unit (two 9O-minute doors at two separate
openings on the 2-hour shaft).
8. The design for the residential dwelling units with guard rail height
limitations of the 2003 IRC at not less than 36 inches.
The recommendations in this request meet the spirit and intent of the 2003 IFC
and lBC, and do not compromise either the life safety of the occupants or the
property and buildings. This request for administrative modification is intended
only for the new Gore Creek Residences building and is not intended to be
applied to any other project in the Town of Vail, nor should it be considered as
precedent sefting for any other projects with similar conditions.
We greatly appreciate the continued cooperative spirit already given to the
project from the Town of Vail Building and Fire Officials. Based on approval of
this request for administrative modification the design team will proceed with
development of the fire protection and life safety plans with involvement from the
Building and Fire Officials.
We request your concurrence of the alternative method of design, which is based
on a performance-based scheme, by signature below.
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REQUEST FOR ADMINISTRATIVE MODIFICATION PAGE 26
I coRE cREEK RESTDENcES D32929t vAlL, coLoRADO May 10,2005
t Should you have any questions regarding this Request for Administrative
t
Modification please call me at 303.573.7848, extension 309.
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REQUEST FOR ADMINISTRATIVE MODI FICATION PAGE27
D32929
May 10,2005
May 10,2005
Date
9ff f"A="=-iB5''o'*5K#f,-&
Prepared by:
Brian Thompson, P.E. .a
Consulting Engineer
Reviewed by:
ondinelli, AIA
Vice
Concurred by:
President for Construction
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Mike McGee
Vail Fire and Emergency Services Fire Marshal
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mF|lHl"ROLF JENSEN 8 ASSOCIATES, INC.
FIRE PROTECTION ENGINEERING CONSULTANTS
TO ALL REVIEWERS:
This is the second and hopefully final Administrative Modification Request (AMR) for
Gore Creek Residences. Please find aftached the AMR, dated May 10, 2005, for review
and approval by signature on the signature page.
To assist in review efficiency a few documents are being provided in addition to the
AMR.
Please find attached a copy of the May 10, 2005 AMR with editorial tracking used to
identify what changed in the text of the AMR since the last AMR which was dated
December 2,2004.
Also find attached the review comments of the December 2, 2004 AM R from Art
Hougland and Michael McGee. These review documents have been modified with notes
in blue after each comment. These added notes help identify how the review comment
was handled. Each review comment was either handled by editorial change to the AMR
or by reasoning that did not result in editorial changes.
Regards,
Brian Thompson
DE"f 0q- 0000
i) .. I
@ 2005 Rolf Jensen & Associates, Inc. All Righb Reserved
5,160 SOUTH QUEBEC STREET, GREENWOOD VILLAGE, CO 8O111-,|915 USA, +'l 303 5717848, FAX +l 3O3 573-7&13
www. rjagroup.com
A SUBTIIOIARY OF THE R.'A GROUP, It{C.
HOUGLAND & ASSOCIATES
CONSULTING ON WILDFIRE HAZARD MMGATION,
FIRE PROTECTION AND BUILDING & FIRE CODES
PHONE (970) 384-122r I F AX (970)384-1331 l? GAMBA DRM, CLENWOOD SPRINGS, COIORADO 81601
fi resafe@ewsorines. net
Gore Creek Residences
Administrative Modifi cation
COMMENTS/QUESTIONS
Randy Hart
42140 Architecture
Randy,
Please review the items from the Administrative Modification prepared by
Rolf Jensen & Associates, Inc. that I have identified below. I have a
question on No. I and have made an assumption regarding No. 2. If you
will address these I will appreciate it. Thanks!
Art Hougland
l. Page 19.Item 5 & Page 25 Item 6:
This references GA File No. 3820 for the wall between units and
specifies a 3-inch gap between studs with approved fireblocking.
The GA File No. 3820 specifies wood studs on sepaxate plates l-inch
apart. What is the reason for the modification of GA 3820?
The Gypsum Systems Fire Resistance Design Manual 117th Edition;,
General Explanatory Notes, Note 17 on page 9, indicates "the distance
between parallel rows o1'studs shall be permitted to be increased beyond
that tested", therefore permitting the modification of GA 3820.
2. Page 22. Dwelling Unit Guard rails for Decks & Paee 25. Item 8:
Am I correct in interpreting that the 36-inch guard height is intended only
for the private areas of the dwelling units and that any Guards serving
occupants of more than one dwelling will be 42-inches in height?
Yes.
TOWNOEVAIL
Vail Fire & Emergenqt Semices
tranuary 14,2005
Randy Johnson
42 / 40 Architeas
1621 Eighteenth Street, Suite 200
Denver, Colorado 80202
42 West Meadow Drive VaiI, Colorudo 81657 970-479-2250
Re: Requestfu Administrstive Moditication, Gore Creek Residences, Vail Colorado, December 21 2004
Dear Mn Johnson;
Vail Fire & Emergenqt Sewices (VFES) has completed the review of the proposed Administrative
Modificalion prepared by RJAfor 42/40 Architecture, dated December 2, 2004.
The proposal is approved as noted. VFES and RJA are in agreement conceptually and have agreed on
most of the ddsils. In the interest of clariftcation, we have identitied the issues and attempted to delineate in
speciftc terms, our intent and interpretation of the agreement as follows:
Page 3, Paragraph 3, Bullet I
1. VFES is of the opinion the pruposal offen elements to mitigate the lack of access.
Page 3, Parugruph 3, Bullet 3
Reference same paragraph and bullet filr editorial modification in editorial tracking document.
2. The rcfercnce to the dwelling units as Type R-j is not accepted- The dwelling
units are Type R-2 as deftned by the International Building Code. While we
disagree with the proposed classiJication, it does not alter the agreement to
accept the proposal as sabmitted with respect to mitigation.
No change to r€quest.
Page 4, Paragaph 1, Line 7
3. VFES is of the opinion sfiia compliance with the code is practicol but perhaps not desirablefrom
the developers' percpective No evidence was provided from a technical or engineered perspective
that indicates strict compliance is not upracticaL"
Reference same paragraph for editorial modification in editorial tracking document.
Page 5, Paragraph 2, Line I
4. VFES disagrees the units uclose$ resemble" eight stand-alone duplex
buildings, The document itself on Page 23, Paragraph 2, Bullet 7, states
nFrom a code deftnition standpoint the Gore Creek Residences proiect is a
single building.o With this statement, h'e agrea
This comment relates to the R-2 vs. R-3 issue and have no change to the request
Page 2
VFES Review of the Proposed Administrative Modification
Gore Creek Residences
Page 6, Bullet 1, Paragraph 3
5. The proposal is to divide the automaticJire sprinhler system intofourtlow
nzones." VFES rccommendstions the tunnel have a singleJlow zone und
themql detectors, speciJically Thermotec Rate Anticipation detectors, be
installed with addressable modules. Occupanqt or use of the tunnel may be
restricted or limited if thefre sprinHer system is out of semice withoat a
redundant Jire detection system.
Reference editorial modifications to Bullet l, Paragraph 3 and Bullet 3, in editorial tracking
document.
Page 6, Bulla 2, Line 6
6. VFES specifications require the center of the hose valve outlet be s minimum of j6 inches above
Jinish grada
Reference editorial modifications lo Bullet 2 in editorial tracking document.
Page 7, Paragraph 4, Line 6
7. The pruposal states the conslruction of an approved fire apparatus access road
is not "feasible." VFES is of the opinion an access road is feasible but will
accept an equivalent approach such as has been proposed.
Reference editorial modification to Paragraph 4 in editorial tracking document.
Page 8, Paragraph 1. Line 7
8. |fhile VFES does not disagree with RJA's recilation and interprdation of the
IFC and IBC sections cited, the miss-cbssifrcation of the dwelling units as
R-3 precludes sny srguntent that NFPA 13 rR is applicable.
Reference editorial modification to Paragraph I in editorial tracking document.
Page 8, Paragraph 2.
9. llithout undue reiteration, VFES is of the opinion the significant dffirence in intent bdween
NFPA 13 and NFPA 13.R is that propefty protection is included in NFPA 13 wheress life safety is
the premier intent of NFPA 13 R In thot access is unduly dfficult in this application, the
potentialfor excessive burn time and extension into concealed combustible constraction poses an
unreasonable risk to ftre Jighter safety without strici adherence to NFPA 13.
Reference editorial modification to Paragraph 2 in editorial hacking document.
Page 9, Line 1
' 10. The reference to the dwelling units as Type R-3 is not accepted The dwelling
units are Type R-2 as deftned by the International Building Code. lThile we
disagree with the proposed classification, it does not alter the agreement to
accept the proposal as submitted tith rcspect to mitigation.
The installation of afire sprinkler system conforming to NFPA 13 is
considered the minimum acceptable design and provides no "addilional" level
oftire or life safety.
Reference editorial modification to Page 9 Recommendation in the editorial tracking document.
Page 3
VFES Review of the ProposedAdministrative ModWqlion
Gore Crceh Residences
Page 9, Paragaph 2, Applicable Codes
11. Town of Vail published amendments to the IFC, second edition, requbeftre
detection devices be installed in R-2 and S-2 occupancies. It is believed this
sec'tion was fuafted prior to the issuance of the revised druft of the TOV code
amendments.
Reference editorial modification to Paragraph 2 in the editorial tracking document.
12. VFES has a preferencefor ceiling mounted smoke detectorc. lIlaII mounting
may be allowed if a ceiling location does not provide code compliance' the
ceiling location would impede performance or serviceability.
Reference editorial modification to Paragraph 2 in the editorial tracking document.
13. Smoke detectors are required at the top and bottom of stahs in residential
occupancies.
Reference editorial modification to Paragraph 2 in the editorial tacking document.
14. The reference to the dwelling units as Type R-3 k not accepted. The dwelling
unils are Type R-2 as deftned by the International Building Code llhile we
disagree with the poposed classijication, it does not alter the agreement to
accept the proposal as submitted with respect to mitigation,
Reference editorial modification to Paragraph 2 in the editorial tracking document.
15. Reference to "single-or-multiple-station smohe alarms'(Lines 13 - 14) is understood to be
inurpreted by RJA as applicable to R-3 occapancies and detector locutions are not strictly
relegated by NFPA 72.
RJA has developed proposed detector locations. A set ofplans indicating the proposed detectot
locations must be attached to this proposal and upon successful review, shall be considered part of
the Administrative ModiJication.
Reference editorial modification to Paragraph 2 in the editorial tracking document. Also reference
attached fire alarm drawings.
Page 10, Parugraph I (continuedfrom Page 9)
' 16. RJA's interpretation and opinion as to the construction of the Town of Vail's
proposed code amendments has been revicwed by legal counselfor the Town
of Vail and shall stand as proposed For the purposes of code administration
and application, where two or more codes sections appear to conflict, the more
stria of the two shall apply. The proposed amendments clearly indicate the
intent of the Town of Vail is to have lire detection instolled throughout.
The reference to the dwelling units as Type R-3 is not accepted- The dwelling
units are Type R-2 as deftned by the International Building Code. While we
disagree wilh the proposed classiftcation, it does not alter the agreement to
accept the prcposal ss submitted with respect to mitigation.
Reference editorial modification to Paragraph I in the editorial tracking document.
17. It is the recommendation and request of the Town of Vail Building and Firc
Departments Paragraphs 2 and 3 of Page 10 he deleted.
Reference editorial modification to Paragraph 1 in the editorial tracking document.
Page 4
VFES Review of the Proposed Administrative Modiftcation
Gore Creeh Residences
The reference to the dwelling unils as Type R-3 h not accqtted. The dwelling
units are Type R-2 as delined by the International Building Code. llhile we
disagree with the proposed classijication, it does not alter the agrcernent to
accept the proposal as submitted with respect to mitigation.
lE. Smoke detectors are required ot the top and bottom ofstabs in residential
occupancies.
Reference editorial modification to Paragraph I in the editorial tracking document.
Page 11, Paragraph 1
19. The reference to the dwelling units ts Type R-3 is not accepted The
dwelling units are Type R-2 as defined by the International Building Code.
While we disagree with the proposed classiftcation, it does not alter the
sgrcement to accept the pruposal as submitted h'ith rcspect to mitigation.
Reference editorial modification to Paragraph I in the editorial tracking document.
20. Thermal (rate anticipation) detectors are recommended in the tunnel.
No comment but OK.
Page 11, Paragraph 2
21. The use of the term "4ones" is misleading and should be deleted Town of
Vail design standards carrently reqaire an addressable intelligentfire alarm
system. uZones" are ofien associated with conventional Jire alarw tystems.
Each ftre detection device (smoke delectors, lhermal detectors, Jlow switches,
tqmper switches, manual pull stations, duct detectors, and similar initiating
devices shall have a unique idenffiing address,
Reference editorial modification to Paragraph 2 in the editorial tracking document.
Page 11, Paragraph 3
22. The term \apervisory station" should be clarifrcd so as to avoid confusion
with usupervisory switches" (tamperc) or the means of alarm transmission. It
h the opinion of VFES that multiplac transmission of alarms be provided as
delined in NFPA 72.
Reference editorial modification to Paragraph 3 in the editorial tracking document.
Page 12, Paragraph 1
23. The jire sprtnhler system in the tunnel should not be used as the sole means
offre detection. Fire spfinklertlow switches are not intended to substitute
forfire detectors. Flow switches are intendedto provide notitication theiire
sprinkler system is operating and water is tlowing.
At such times ss the tire sprinkler system in the tunnel is out of service, due lo
semice work, repab, maintenance, orfreeze up, no automatic means of alarm
activation exists other than manual pull stations.
Page 5
VFES Review of the Proposed Administrative ModiJication
Gore Creek Residences
It is the position of VFES thst an operablefre sprinhler system is minimally
required andfailure ofsuch slstem or an inoperable system may preclude use
or occupqns! of the tannel until such time thefire sprtnkbr system is
restorcd.
Reference editorial modification to Paragraph 2 in the editorial tracking document.
24. Town of Vail design standards require manual pull stations be udouble
action."
Reference editorial modification to Paragraph 2 in the editorial tracking document.
Page 12, Paragraph 4
25. The reference to the dwelling units qs Type R-3 is not accepted. The
dwelling units are Type R-2 as deJined hy the International Building Code.
While we disagree with the proposed classiJicatian, it does not alter the
qgreernent to accept the proposal as submitted with respect to mitigation.
Reference editorial modification to Paragraph 4 in the editorial tracking document.
Page 13, Line I and Paragraph l, Line 5
26. The reference to the dwelling units as Type R-3 is not accepted The
dwelling units are Type R-2 as delined by the International Bailding Code.
While we disagee with the proposed classification, it does not alter the
agrcement to accept the prcposal as submitted with respect to mitigation.
Reference editorial modification to these sections in the editorial tracking document.
27. The proposed Administrative Modificatian does not address the designtlow
ratefor the manual wet standpipe system.
In that the standpipe and hose valves are intended to mitigate the lach of
access for Jire apparatus and access to tire hydrants, the tlow rate should be
specifted. Hydraulic calculalions shall be supplied and plans indicating the
minimum design flow rate should be attached and be considered part of this
documenl The minimum designflow rate should be sulftcient to retlecl the
tire tlow rcquircments as speciftedfor structures of similar size with wood
shake rcofs as per the IFC or UFC lire flow tables.
Reference editorial modifications to Page 13, Paragraph 1 , Shop drawings and hydraulic calculations
will be provided by the contractor performing this work. We do not believe that shop drawings are
necessary to be attached to this document given the description ofthe desigrr as provided in the
document.
Page 14, Paragraphs I,3,4, and 5
28. The reference to the dwelling units as Type R-3 is not accepted" The
dwelling units are Type R-2 as deJined by the International Building Coda
While we disagree with the proposed classiticalion, it does not alter the
agreement to accept the proposal as submitted with rcspect to mitigation,
Reference editorial modifications of Page 14 Paragraph I in the editorial tracking document.
29. Line 16 ofParagraph 4, uses the expression "...attention to thefire rating
penetrations will only be addressed within l0feet ...from the dwelling perimeter." VFES and the
Building Department require this section be rewrtfien to rellect thelact such "attention' is a
reqairement.
Reference editorial modifications of Page 14, Paragraph 4.
Page 6
VFES Review of the Proposed Administrative Modification
Gore Creek Residences
Page 15, BuIIet 5
3A Under certain conditions, the IBC does allow s credit and increase in building height if aJbe
sprinkler system is installed.
However, a long held code concept suggests credit be grantedforfeaturcs not
otherwise required, The installation of the tire sprinkler system is due in part'
to the attempt to mitigate the severe lack oftire apparatus access. As
identified previously,from a $rtct code interpretation, is one building.
Allowable area is somewhat dependant on the type of conslruction. This
projea otempts to utilize fi,o different types of construction: one portion is
non-combustible (tunnel) and the other k combustible (residentiaQ.
Credit is being assumedfor installing atire sprinkler system where such crcdit
would not likely be grunted outside of consideralion of the aggrcgate
' contribution of the performance elements agreed to herein.
No modifications are made as a result of this review comment. We assume that the 60 ft. height
limitation is acceptable.
31. VFES does not agrce the qrgument presented on pages 14 and 15 ('iustiftes"
separation of the S-2 from the residential portions per Section 508.2, IBC,
2003 edition. Ilhile we disagree with the basis for the proposed
interpretation, it does not alter the agreement to accept the proposal as
submitted x'ith rcspect to mitigation.
No modifications are made as a result of this review comment. It was agreed with Charlie Davis
early on that the entire premise of this building is based around section 508.2 of the 2003 IBC. We
are not trying to "justify'' separation. We are trying to comply with section 508.2 which requires
separation. Maybe we don't understand the review comment.
Page 16, Paragraph 2, Recommendation
i2. VFES agrees to ullon' Type V construAion withlire resistive separations per
Section 50E.2, IBC, 2003 edition. VFES does not concur with the statement
'By limiting thisJire exposarc, the maximumftre potential of the overall building is greotly
reduced-' No engineering evaluation or quanitive analysis has been provided to substantiate such
opinion.
Reference editorial modification on Page 16, Paragraph 2 in the editorial tracking document.
Page 16, Paragraph 4
33. VFES recommends the use of a Class A assembly. Class B wood shshes are
listed as part of at least one Class A assembly. Degradation of theftre
resistive properties in this climate hss been shohtn to be accelerated,
effiaively reducing the ptojected elfective duration by 50%.
No change in document.
Page 17
34. VFES does not agree the "eight dvelling stracturcs closely resemble
eight stand-alone duplex residential buildings." Or a reduction in code
requirements and applicability of the IRC.
No change in document. The use ol'the IRC is as was agreed to with Charlie Davis.
Page 7
VFES Review of the Proposed Administrative Moditication
Gore Creeh Residences
The argument presented in the last paragraph entitled 2003 IRC Design
Requirements assumes additional creditfor afire sprinkler system that has
been insnlled in an attempt to mitigate an acute lack ofJire apparatus access.
No engineering evaludion or quanitive analysis has been provided to
substantiate use of the IRC.
While the requirements assume additional credit for a fire sprinkler system, the desigrr team is not
' using this credit. ln fact we are exceeding the minimum without the credit (2-hour as apposed to l-
hour). No change in the document.
While we dhagree with the basisfor the proposed interpretation, it does not
alter the agreement to accE t the proposal as submixed with rcspect to
mitigation. We suggest the proposal for the design of the common wall
between units (pafly wall) be presented in a straight forward manner,
We believe the party wall has been presented in a straight forward manner. The initial request went
into great detail on other party wall requiremmts per the IBC and it was agreed to when we met as a
large group to simpli$ an do away with many of the IBC requirements for a party wall. The straight
forward manner is this: We are providing an IRC party wall but 2-hour rated instead of l-hour rated.
No document change.
Page 18, Bulla 3
35. The exclusionary language in this section must be revised to reflect the
agrcement to protect the eves ss speciJied on page 16, Paragraph 4.
Reference editorial modification on Page 18, Bullet 3 in the editorial tracking document.
Page 19, Bullet 5
36. This section causes some confusion with documents presented indicating the
interstitial space in the party wall will beftlled with an approvedJire rcsistive
material This section must be modifrcd to resolve apparent discrepancies
hetween the proposed Administrative Modilication and the submitted plans.
Please see the referenced attachment to the Administrative Modification section detail of "Floor at
Separation Wall" which is consistent with current construction documents.
No change in document.
This review reflects Vail Fire & Emergenqt Semices findings on the basis of information presented to
as and as a rcsult of multiple meetings and discassions with the applicant over the last eight months. The
pruject can be approved as noted.
Submitted by:Dute:
Michael McGee, Fire Marshal January 19,2005
Cc: Charlie Davis, Chicf Building Olliciol
REQUEST FOR
ADMINISTRATIVE MODIFICATION
GORE CREEK RESIDENCES
vAtL, GOLORADO
Prepared For:
42140 ARGHITECTURE
162l Elghteenth Street, Sulte 200
Denver, Golorado 80202
Attentlon: Randy Johnson
Phone 303.292.3388
Facslmile 303.292.3133
Presentod To:
Town of Vall
Building Department
Atientlon: Charlle Davls
Vail Flre and Emergency Servlces
Attention: Mike McGee
Proiect No. D32929
Jr|av10._20..QE . . ...::._Dabld: O.c.mb.r 2
Dclctcd! a
ROLF JENSEN & ASSOGIATES. INC
REQUEST FOR ADMINISTRATIVE MODIFICATION
GORE CREEK RESIDENCES
VAIL, COLORADO
TABLE OF CONTENTS
INTRODUGTION
BUILDING DESGRIPTION and SITE PLAN
OVERVIEW OF FIRE PROTECTION FEATURES
CODE METHODOLOGY
FIRE APPARATUS ACCESS ROAD DESIGN
FIRE SPRINKLER SYSTEM DESIGN
FIRE ALARM SYSTEM DESIGN
FIRE STANDPIPE'HYDRANT SYSTEM DESIGN
CONSTRUCTION WPES, AREA, HEIGHTS and
SEPARATION OESIGN
RESIDENTIAL DUPLEX UNIT SEPARATION (PARTY WALL)
DUMBWAITER SHAFT PENETRATIONS
I TUNNEL (s.2) ExrERroRWALL opENtNGs
DWELLING UNIT GUARD RAILS FOR DECKS
CONCLUSION
SIGNATURE PAGE
PAGE 2
D32929
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Page 4
Page 5
Page 7
Page 7
Page 8
Page 9
Page 12
Page 13
Page 16
Page 19
P age 2! _. _ _. _ _ _ -. - -, - -
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ROLF JENSEN & ASSOCIATES. INC
REQUEST FOR ADMINISTRATIVE MODIFICATION
GORE CREEK RESIDENCES
VAIL, COLORAOO
PAGE 3
D32929
USY-U,, ?QqE -.- ---.
INTRODUCTION
This administrative modification request describes a Code Equivalency approach
for the Gore Creek Residences project in Vail, Colorado. The application of this
administrative modification will provide an equivalent level of life-safety to Section
503.1 .1 , Exception 2 of the 2003 Intemational Fire Code (lFC) design
requiremenls for fire apparafus access road requirements, as discussed further
in this request. The application of this adminishative modification will also provide
an equivalent level of life-safety to Section 508.2 of the 2003 Intemational
Building Code (lBC) design requirements for mixed use of endosed parking
garage (Group S-2) and residential (Group R) above, as discussed further in this
request.
The enclosed parking garage (Group S-2) is referenced as lhe "tunnel" in ihe
project design documents and for consistency is referenced as tunnel throughout
the remainder of this request.
This request is the result of discussions with representatives from the Town of
Vail Building and Fire Departments,42140 Architecture (42140), Vail Resorts
Development Company (VRDC) and Rolf Jensen and Associates (RJA). This
request presents a code methodology based on the design issues identified in
these discussions, which are:
1. establishino an alternative means of fire orotection to mitiqateflG
aoparatus access roa4?nd.?ggg.s.S.f-e.?$J.fe limitatio-nS?gcordirW.tg. Segtlon.-., _...
503 of the 2003 lFC. and
2. establishinq a level of understandinq and equivalencv of thefg.gj4gntial_
units attached to the Group S-2 tunnel to that of Grouo S-2 with Grouo R
above in accordance with Section 508.2 of the 2003 lBC. and
3. establishinq a level of understandino and eouivalencv of the construction
features of the separation between the Grouo S-2 tunnel and each of the
dWelling strygtyfgs. sppilatlgqQpltg.gg.n e.e.ch oJjhe dw-elling..sJfqcturq.s...?s. --- -
well as seoaration between each of the jFdividg-?l.unitg Wi.thln.the 9v.v.9[ing___,-.-,'
structure (oarty wall).
This is a request for an adminisfative modification. lt is intended to document
the approach for fire protection and life safety and recommend specific provisions
for the Gore Greek Residences project. The 2003 International Building Code
(lBC) permits this submittal and documentation process for the approval of
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ROLF JENSEN & ASSOCIATES. INC
REQUEST FOR ADMINISTMTIVE MODIFICATION
GORE CREEK RESIDENCES
VAIL, COLORADO
PAGE 4
D32929
Jtl ay.1.-0., ?QQ0 _., :
- -HGd! Decemb€r 2
Dcledr 4
alternate materials, design and methods of construction under Sections 104.10
and 1 04.1 1 . The 2003 lntemational Fire Code (lFC) permits this submittral and
documentation prc,cess for the approval of altemate materials, design and
methods of consFuction under Sections 104.8 and 104.9. These sections permit
Building and Fire Officials to grant modificalions for individual cases with special
provisions. This administrative modification process allows officials to provide
guidance when determining that the strict letter of the code is not practical from a
developer oerspective (cost) and when the modification is in conformance with
the intent and purpose of the Code. Such modification musl be a reasonable
approach to complying with the current Code and not lessen the level of fire
protection, the life safety of the occupants or impact the structural integrity of the
building. The detail of any such action granting modification by this
administrative modification process shall be recorded and entered into the files of
the code enforcement agencies and considered to be the code for the design and
construction of the project.
BUILDING DESCRIPTION and SITE PLAN
This is a new building that will be a Type l-A construction (fire-resistive) for the
connecting tunnel (Group S-2 enclosed garage and drive aisle) porlion (24,547
ff) and Type V-B construction for the eight dwelling structures (sixteen individ^ual
residential dwelling units)- The dweltt'S, jrr9!tf9C,ta.-r1S9 !n gr-4,e_fton 2,Q49 ft'!q
s.114 t(.
_ --.-l D.lctEd: considersd Group R-3 J
The lunnel portion of the building is occupied with parking and storage of private
motorized vehicles via guest parking spaces as well as private, two-car, garages
constructed within the tunnel for each dwelling unit (sixteen total private, two-car,
garages). The lunnel is also occupied with similar uses incidental to the operation
of the building such as mechanical rooms, Home Orners Association (HOA)
storage rooms, receiving room, and Fire Command room. The private, two-car
gar€rges also include a dwelling unit slorage room or space.
Section 310 of the 2003 IBC defines the various Group R occupancies as
follows:
D R-l is reserved for residential occupancies where occupants are transient
in nature;) R-2 is reserved for residential occupancies containing more than two
dwelling units where the occupants are permanent in nature;) R-3 is reserved for residential occupancies where the occupants are
permanent in nature and not classified as R-1, R-2, R4 or I and where
buildings do not contain more than two dwelling units.) R-4 is reserved for residential occupancies aranged as residential
ROLF JENSEN & ASSOCIATES. INC
REQUEST FOR ADMINISTRATIVE MODIFICATION
GORE CREEK RESIDENCES
VAIL, COLORADO
PAGE 5
D32929
U3YJ,9,,_ _?0,Q0 -..:,. --
care/assisted living facilities.
Section 310.2 of the 2003 IBC defines dwelling unit as a single unit providing
complete, independent living facilities for one or more persons, including
permanent provisions for living, sleeping, eating, cooking, and sanitration.
The eight dwelling structures "closely resemble" eight, stand-alone duplex (two-
family) residential buildings that are individually attached to the Group S-2
parking structure. Please see attached Architectural Site Plans AS001, AS002,
and AS003. Due to the resemblance to stand-alone duplex residential buildings
and the definitions of R occupancies as well as dwelling unit, the desiqn team
recommends treatment-of.gqgh of the r!djv.iC.u-q!.r.e.Sid.g.nJ.al dw.elllng gjructutgs_,___,_-.
similar to GroHp R-3 with the e.xeptions ?s stated i[lhj.q.d.op]ttlent
Details of the construction of the residential structures will be provided later in
this request. Residential dwelling structures are to be constructed with three
living space levels (garage level, plaz4level, qlC ltppqf l_e_ve!) glCng yyjth gtlig enC .-
crawl spaces. No mechanical equipment will occupy the attic spaces. Mechanical
equipment is planned for the crawl space of each dwelling unit consisting of a
Fan Coil Unit (FCU) that consists of two hydronic coils (hot and cold water) and
an electric fan to distribute air via ductwork to the dwelling unit level above the
crawl space. The residential structures will be provided with a Class B wood
shingle roof.
There are two basic residential dwelling unit designs (types) being planned for
this project. The 'Unit A" design is lhe larger unit design consisting of a five
bedroom, five bathroom floor plan of approximately 4,557 f( in area. The "Unit B"
design is the smaller unit design consisting of a four bedroom, four bathroom
floor plan ranging from 3,514 ff to 3,534 ff in area. The residential dwelling
structures (duplexes) consist of an assortment of combinations between the Unit
A type and the Unit B type dwelling units. The duplexes come as Unit A/Unit B,
Unit Ay'Unit A, or Unit B/Unit B combinations.
Fire Department access to the entire building (site) will occur at the main tunnel
entrance from the public sheet, Forest Road, on the west side of the building
(Primary Access) and via the stair access to the tunnel from the road between
the existing Maniott and existing Maniott Parking Garage on the north side of the
building (Secondary Access).
OVERVIEW OF FIRE PROTECTION FEATURES
The proposed fire protection and life-safety systems for the Gore Creek
Dclctcd! Oecembsr 2
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ROLF JENSEN & ASSOCIATES. INC
REOUEST FOR ADMINISTRATIVE MODIFICATION
GORE CREEK RESIDENCES
VAIL, COLORADO
PAGE 6
D32929
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Residences building include the following features:
1. Hydraulically designed and supervised automatic sprinkler system
throughout the residential and tunnel portions of the building, installed in
accordance with NFPA 13,2002 Edition. The water supply to each
residence will come from a bulk water main in the tunnel and be controlled
by a main supervised control valve with main flow switch near the water
entry. Each residential unit (16 total) will also be controlled by a
supervised control valve with addressable flow switch downstream.
The residential automatic sprinkler systems will be installed throughout the
residential building in accordance with NFPA '13,2OO2 Edition, utilizing
either automatic sprinklers in concealed spaces or compliance with one of
the fifteen methods of constructing concealed spaces to not require
sprinkler protection described in section 8.14.1.2 of NFPA 13.
The iunnel automatic sprinkler protection will be installed throughout the
A separate Class l, manual dry standpipe/hydrant system that is \i
interconnected to the water supply entry via a normally-closed,
supervised, control valve, will also be provided with hose connections
throughout the tunnel and at the plaza level. The standpipe system will
feature five (5), plazalevel, exterior, freestranding hose
connections/hydrants (tvro 2-/z inch with 'l-/z inch reducers and valves ai
a minimum of 36 inches above finish qrade each) on the north side of the
dwelling structures to provide hose stream access for firefighters to points
of the dwelling strucfure exterior walls within a maximum 1SO-foot hose
range. The standpipe system will also feature four (4), tunnel, hose
connections/outlets (one 2-/z inch with 1-Tz inch reducer and valve at a
minimum of 36 inches above finish floor each) in cabinels. The standpipe
system will be designed in accordancc with NFPA 14,2003 Edition and
local requirements.
A fully addressable and analog fire alarm system throughout the
rcsidential and tunnel portions of the building to notify the building
occupants and the fire alarm monitoring agency of emergency will also be
provided. The fire alarm system design will be in accordance with NFPA
72,2002 Edition and local TOV draft amendmenb to the 2003 IBC and
2003 lFC. The Tunnel fire detection svstem will also consist of full
2.
3.
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ROLF JENSEN & ASSOCIATES. ING
REQUEST FOR ADMINISTMTIVE MODIFICATION
GORE CREEK RESIDENCES
VAIL, COLORADO
PAGE 7
D32929
Uevj-q,,.?.q.qfl -..,'. -'
coveraoe addressable and analoo heat detection for utilization and use of
the Tunnel even durinq possible automatic sorinkler impairments-
GODE METHODOLOGY
In order for the new Gore Creek Residences project to function with the purpose
of the overall building design, an equivalent approach must be developed to meet
the intent and levels of life-safety required in the 2003 IFC and lBC. We are
oroposinq the use of a systems aooroach and performance-based methodoloqv
for code compliance compared to a sinqle-code traditional prescriotive method.
As a result of our conversations with the design team and Building/Fire
Departments, RJA was requested to identify design conflicts with the prescriptive
code requirements in the 2003 IFC/IBC and develop an administrative
modification request that is at least equivalent to the 2003 IFC/IBC prescriptive
requirements.
FIRE APPARATUS ACCESS ROAO DESIGN
Applicable Godes
The design requirements for fire apparatus access roads come from the 2003
IFC Sections 503.
2003 IFC Design Requirements
Section 503.1.1 requires fire apparatus access roads be constructed for every
building, such that all portions of lhe exterior walls of the building are within 150
feet of the fire apparafus access roads as measured by an approved route
around the exterior of the building. Due to adjoining topography and wateruvays
surrounding the project sile, constructing code compliant fire apparatus access
roads is not feasible:ftq!1 3jevelep!1pnt cost persgective.
Exception 2 of Section 503.1.1 allows the fire code official to increase the
maximum 15O-foot dimension when the fire apparafus access roads cannot be
installed because of location on property, topography, waterways, non-negotiable
grades or similar cpnditions, and an aporoved alternate means of fire orotection
is provided.
Recommondation
The Gore Creek Residences site will not meet the requirements of Section 503 of
the 2003 IFC due to topography, proximity and non-negotiable grades. The
project must proceed with additional fire protection features above what is
DcLtadr Decamb€r 2
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ROLF JENSEN & ASSOCIATES. INC
REQUEST FOR ADMINISTRATIVE MODIFICATION
GORE CREEK RESIDENCES
VAIL, COLORADO
PAGE 8
D32929
Ucvg,2qq[-.,---..
prescriptively required in the code. The additional fire protection features
identified in this report are intended to establish an equivalent level of fire- and
life-safety afforded for complying with lhe maximum 1SO-foot dimension of fire
apparatus access roads.
FIRE SPRINKLER SYSTEM DESIGN
Applicable Godes
Section 903.2.7 of the 2003 IBC and the same section in the 2003 IFC require all
buildings with Group R occupancies to have a fire sprinkler system throughout
the building. Section 903.2.9 of the 2003 IBC also requires fire sprinkler systems
for Group S-2 enclosed parking garages, and enclosed parking garages when
located beneath other occupancy Groups. The hrnnel portion of the building
would be required to have a NFPA 13 fire sprinkler system. Section 903.3.1.2 of
the 2003 IBC and the same section of lhe 2003 IFC allow the{qsidg0tie!.p94'_9-0 -- -
of the building to have a NFPA 13R fire sprinkler system. however. since this
sinqle buildinq onlv resembles eioht stand alone duolex buildinqs and there is
limited fire deoartment apoaratus access. the requirement for an NFPA 13
system throuohout the residential buildinqs makes the best sense for adequate
Drotection.,
NFPA 13 and 13R Fire Sprinkler Design Requirements
With a few exceptions, a NFPA '13 fire sprinkler system requires coverage for all
habitable areas of a building, as well as, combustible concealed spaces. A
NFPA 13R fire sprinkler system allows for the omission of fire sprinkler coverage
in small areas within a building and also omits sprinkler coverage within
combustible concealed spaces. A NFPA 13R fire sprinkler system is also
hydraulically designed for llfe safeg preservation and minimal property
preservation. Since the NFPA 13 strandard requires greater coverage and
hydraulic design criteria, it can be viewed as a design standard that provides a
greater level of fire- and life-safety as well as properly preservation than the
NFPA 13R design standard. Providing a completely design compliant NFPA 13
fire sprinkler system throughout the$sidential 9!_vg!!il_S rl,r:tjlS-Wll4$SelC
excessive burn time and extension of fire into hidden soaces. makinq the
dlvellinq units a safer location for fire fiohter ooerations durinq an emerqencvn_
There will be two inter-connected fire department connections (FDC's) located
nearthe entrance to the Fire Command room and tunnel entrance (Primary
Access), and the FDC near the stair access (Secondary Access) located on the
north side of the project site. The TOVFES fire engines will be able to connect to
either of these FDC's to supplement the fire sprinkler systems in either the funnel
or the individual residential units.
Dclct digEglb€r,
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for firs sprinkler sl|stems com6 ilom
NFPA 13 and 13R.
Oel€ted: Grcuo R-3
Delcted: nould paovite a grseler
lewl of fi,e end lifesafety than b
r€quired by the 2003 IBC end 2003
IFC (for NFPA 13 R syst€ms).ll
ROLF JENSEN & ASSOCIATES. INC
REQUEST FOR ADMINISTRATIVE MODIFICATION
GORE CREEK RESIDENCES
VAIL, COLORADO
Recommendatlon
As an equivalency component for compliance with Section 503 of the 2003 IFC
fire apparatus accesE jlt is recommended byj _
Daletcd: ro€ds
Vail Buildinq and Fire Officials accept the installation of a NFPA 13 fire sorinkler
svstem throuqhout thedwellinq u0i! occuoancies--?-g--eJqyel,gLljf-e;.and lil-e.:-s..d_:etv -_.-.----
to helo establish an acceotable level of eouivalencv for theJiTjlg$ coBltli?lt fit-e-.-
apoaratus accesq. QCnqeSled CpAC-eq ({tjS, Cr-qy_v! 9pe99'qrtq !l!9r'9!rtr4 gpeqqs) -
within the residential portions of the building are to be sprinklered or comply with
concealed spaces not requiring sprinkler protection in NFPA 13 (Section
8.'14.1.2).lndividual supervised control valves would be installed at the ceiling
level, but accessible, in the tunnel to isolate the NFPA 13 fire sprinkler system of
each individualf.C.qjdgnllej.dtveujng qni!(r_ttg!!.!diry eCSh piye_!,e gCrqSe lot e?-ch
dwelling unit). Each water supply to the dwelling units would attach to a bulk
sprinkler system main that would attach lo a riser in the water entry room near
the Fire Command room with the main fire sprinkler and standpipe system
control valves.
FIRE ALARM SYSTEM DESIGN
Applicable Godes
Section 907.2 of the 2003 IBC and the same section in the 2003 IFC require
approved manual, automatic, or manual and automatic fire alarm systems be
provided in new buildings and structures in accordance with Sections 9O7.2.1
through 907.2.23. Where automatic sprinkler protection installed in accordance
with Section 903.3.1.1 (NFPA 1 3) or 903.3.1.2 (NFPA 13R) is provided and
connected to the building fire alarm system, automatic heat detection is not
required. Seclions 907 .2.1 through 907 .2.23 specify the occupancies or
conditions that require some form of fire alarm system. Group S-2 occupancies
are not included in these sections and lherefore no form of fire alarm is required
in the Group S-2 occupancy except lhat necessary for the required automatic
sprinkler flow alarms and tamper switches as well as manual pulls and
notification devices. Group (occupa_ACigg 4e jlglqded U Se_c!!pn QQ!.2_,101'l9l .--"-
the 2003 IBC and the same section in the 2003 IFC and require single- or
multiple-station smoke alarms installed and maintained in Group Rpgqqpglqjql -- -
regardless of occupant load at all of the following locations:
PAGE 9
D32929
Ujvjg,?..qqfl-....
1. on the ceilinsputside ol e?qh 99pClet9 ClSgpirtS C,ryS j0 lhe lnrylediels
vicinity of bedrooms.
2. ln each room used for sleeping purposes.
3. In each story within a dwelling unit, including basements but not including
crawl spaces and uninhabitable attics. Includino at the top and bottom of
stairs.
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ROLF JENSEN &ASSOCIATES. INC
REOUEST FOR ADMINISTRATIVE MODIFICATION
GORE CREEK RESIDENCES
VAIL, COLORADO
PAGE 10
D32929
UgyJ.Q.,2QQE ., -.-.DG|Gt.d: D€camber 2
M:4
Section 907.2 of the Town of Vail Draft Amendments to the 2003 IFC requires
every hoiel, motel, apartment building, condominium building and commercial
building with attached residential occupancies having 3 or more stories, orwith
more than 11 units, classified under the 2003 IBC as Group A-1, A-2, A-2.1, A-3,
A4, B-2, R-1,R-2,.199d $? to hqyq q lire qlary qy_slgClt jltFtqll,eq it eQ!4ldqlce -- -- -
with the 2003 fBC and the 2OO2NFPA72
NFPA 72 Fire Alarm Design Requirements
Sinole- and multiple-station alarm reouiremenb for one- and two-family dwelling
units are addressed in Section 11.5.1 of the 2002 NFPA 72 as follows:
1. Smoke detection is required in the same locations as is required in
Section 907.2.10.1 .2 of the 2003 IBC and the same section in the 2003
lFC, above. Smoke detection is required as follows (Section 11.5.1.1 of
2002 NFPA 72):
a. In all sleeping rooms.
b. Outside of each separate sleeping area, in the immediate vicinity of
the sleeping rooms.
c. On each level of the dwelling unit, including basements. Includino
at the top and bottom of stairs.
2. Notification is required as follows (Section 11.5.1.2 oI 2002 NFPA 72):
a. Fire-warning equipment for dwelling units shall provide a sound that
is audible in all occupiable dwelling areas.
b. Where more than one smoke or heat alarm is installed for new
consbuction, they shall be ananged so that the operation of any
smoke or heat alarm causes the alarm in all smoke and heat
alarms within the dwelling unit to sound.
A fully addressable and analoo fire alarm svstem is one where the initiating
devices are addressable and analog. An addressable device is a fire alarm
system component with discrete identification that can have its status (alarm
status) individually identified. An analog device transmits a signal indicating
varying degrees of condition (such as a fault, clean or dirty) as contrasted with a
conventional initiating device, which can only indicate an on-off condition.
Recommendation
As an equivalency component for compliance with Section 503 of the 2003 IFC
fire apparatus access roads, it is recommended bv the desiqn team that the
Town of Vail Buildinq and Fire Officials accept the installation of a fullv
addressable and analoo fire alarm system that is desioned with lhe location of
devices as indicated on the aftached fire alarm drawinqs and notification
throuqhout the unit on all levelsag.?.r.1 g.Cd!-tio.naj.!e.yel.of fire;.and !if.-e- s.afety-lg ,...
Dclcted: and
Dalcted: The amendment does not
indicato ihat Secdon 907.2 is delet€d
and rBplec€d so it is assumed that the
amsrdmont fur Sedim 907.2 is a
modiffcation onv. Nsither th6
amendment foa Sedion 907.2 norany
of th€ amendment Seclion 907.2
subs€diom ld€ntlry any fir€ alam
requlremenls tor S-2 or R-3
occripancies.l
Dclctcdr u
S€dion 907.2 of tt|€ 2003 IBC and
tho sam6 s€cilon in ihe 2003 IFC
rsquiro tha| an approved auiomatic
fir6 deteclon system be instell€d in
accordance wllh lhe oro\/idons of
NFPA 72.tJ
One of th6 hlghsst forms ot Rre alarm
s)€lcms ls one that ls tully
addrssseblo and analog (lnGlligent).
Section 907.2.8.3 of ihe To'/vn of Vail
Draft Amerdmonts to the 2003 IFC
requlres a[ Group R-l occupancios to
hav6 smoke abrms installed that ar€
fully addressab le, analog systems.
Deletcd: Th6 amendm€nt do6s not
havo a slmllar Equiremenl for Gmup
R-3 occupenclos.f
ROLF JENSEN & ASSOCIATES. INC
REOUEST FOR ADMINISTRATIVE MODIFICATION
GORE CREEK RESIDENCES
VAIL, COLORADO
PAGE 11
D32929
Ssvjg, 2.,o..qE -.....'
help establish an acceptable level of equivalencv for thelinJ!g$..c_o.Fplial!.fit-e._
apoaratus access. The tunnel (Grouo S-2) will also be provided with fullv
addressable and analoo fire alarm with tunnel initiatino and notification devices
as described below.
The entire building would be on a single fire alarm system with seventeen (17)
input qroup zones. The tunnel would be on one inout qroup zone and each ofthe
sixteen dwelling units would be on one input qroup zone. Each detection device
would be fullv addressable and analoq as an inout to the fire alarm svstem. The
fire alarm control panel would be located in the Fire Command Room at lhe
primary fire department access point.
Each dwellinq unit initiatinq fire alarm zone would consist of a flow switch and
tamper for the automatic sprinklers protecting the private garage and storage unit
in lhe tunnel for that unit as well as all of the sprinklered portions of the dwelling
unit. Each dwelling unit initiating fire alarm input zone would also consist of heal
detection devices located in the private garage and storage unit in the tunnel,
smoke detection devices throughout all three levels of the dwelling unit, heat
detection device(s) in the mechanical room within the dwelling unit, and heat
detection throughout the crawl space. No manual pull devices are planned for the
individual dwelling unit fire alarm zones. Dwelling unit smoke detection devices
would belgcpl-e.d..C.s-jndim.te.g.p.n.!hg.e$a-c.h.q.q..Cr.ey{i!.9-s. 9!!y c'tto'te!!g cpi!llef -..--.-
water flow alarms and heat detectors on each residential zone would kansmit a
general alarm to a supervisory station (notification to the fire department) as
smoke detectors would transmit only a supervisory alarm (would not cause
notification to the fire deoartment) to the Fire Alarm Control Panel. Residential
zone automatic sprinkler waterflow alarms and heat detector alarms would
initiate local alarm for the dwelling unit of alarm initiation lnLL.__.,
Each dwellinq unit notification fire alarm zone (16 total)would consist ofjullv.
addressable and analoq devices located as indicated on the attached drawinqs.
Audible alarm would be provided to all occupiable areas of the dwelling unit and
when operation of one initiating device occum, audible alarm would be provided
for all audible notification devices throughout the three levels of the dwelling unit.
The tunnel initiatino fire alarm zone would consist of the main flow switch for the ,j ,.'
automatic sprinkler system of the entire building-tfe.ggf1(CLvelyg t?mp_el ,i ..'
switches forlhe entire building,Jhg.hgq!.dgtg.9l!.oJ dg:rices throuqhqy.t.tbe Tunngl. .,/
(addressable and analoq) and the smoke detection and heat detection devices i
(addressable and analog) in the various rooms within lhe tunnel (fire command ,i
room, receiving room, HOA storage rooms, fan room, and mechanical rooms).
J.-he-!qnne! injGling,fjre- cle1m zqne wsltld ql.99,99n9ist qf ggsb!.9.-d9[mqr]ud .i
DC|d3 Dgcsmb€r 2
Nclcd: 4
Oerct d: g4lsgiq_l
Dclctcd3 d€signed in accordance
wlth th€ NFPA 72 requir€men$ for
locatlon and notification reaui.elnents
of single and mullipls stalion ffr€
alarm sysbm fur one- and turo- ldnily
d!,t€lling units (Seclbn 11.5.1.1 ofths
2002 NFPA 721
Dalt€di 6 wsll as the adiace,n
dv,Elling unit.
D€l€lcd3 single- and multipl€-statlon
ahms for one and ftvo'tamily
dvrslling unils to comply with NFPA
72 req u ir€menls (Sectbn 1 'l .5. 1 .2 of
2002 NFPA 72).
Del€trd: as',tell as the four smaller
zone llow switcies for thB aulomatic
sprinker sFtems of the tunnsl
Dclcd: the control vatues and
temoor switches for the small€r tunnel
zone3,
Delct€d: Heat deteclion is not
pbnned thmughout the tunnel as bur
smaller contol zones of auiomatic
sprinkler protedion is planned to
rsduc€ the lkelihmd of a brg€ single
zone tunn€l having automatic
sprinklsrs out of seNics and the
bcation of a fire b€ing difffcult lo
bcatg.
ROLF JENSEN & ASSOCI,ATES. INC
REQUEST FOR ADMINISTMTIVE MODIFICATION
GORE CREEK RESIDENCES
VAIL, COLORADO
PAGE 12
D32929
Mav 1.-0.,_ ?_0QE -., - -, - -
pull stations strategically located throughout the tunnel to be within close
proximity of the personnel doors for each private garage within the tunnel, as well
as manual pull stations near each exit from the tunnel. The tunnel fire alarm zone
would be addressable for flow switch alarms, tamper switch alarms, and
smoke/heat detection initiating devices. Any tunnel automatic sprinkler water flow
alarm, smoke detection alarm, or heat detection alarm would be transmitted to a
supervisory station (notification to the fire department).
The tunnel notification fire alarm zone would consist of horns and strobes located
for proper coverage throughout the tunnel in accordance with NFPA 72.
FIRE STANDPIPE/HYDRANT SYSTEM DESIGN
Applicable Codes
Section 508.5.1 and Appendix C of the 2003 IFC has fire hydrant location
requirements that the Gore Creek Residences project must comply with. Section
905 of the 2003 IBC addresses standpipe system requirements. This project is
not subjected to 2003 IBC standpipe system requirements.
Local Standpipe/Hydrant Design Requirements
Due to the location and proximity to surrounding properties of this project site the
installation of on-site fire hydrants and access by fire apparatus is not possible to
supply firefighter hose streams for distant portions of the#gglJlglqy{gl|itlg --'
units and Group S-2 tunnel. A design to alleviate the deficiencies in water supply
to firefighter hose streams has been developed. A dry standpipe/hydrant system
would be installed with a bulk main along the ceiling of the enclosed parking
garcge. This bulk main would provide five (5), plazalevel, exterior, freestanding
hose connections/hydrants (tuto 2-% inch with 1-/z inch reducers and valves
each) to be located abovegrade at the plaza level on the north side of the
€!ge1[!glqw9!!!n9 vnitC, _T!te !e,ce!.r,o,,n gl!!es_e o't!19!9 y,v9u!d.pr,ort!ga
maximum of 1S0-foot coverage to points along the exlerior walls of ther.-e.qldential ,,,.,,-
dwelling units. This bulk main will also feature four (4), garage-level, hose
connections/outlets (one 2-Tzinch with 1-% inch reducer and valve each) in
cabinets.
The desiqn of the standoipe/hydrant svstem will be based on the requirements of
Appendix B of the 2003 IFC for a buildinq of eouivalent size and construction to
all eiqht residential portions of the buildinq.
Rocommendataon
As an equivalent for compliance with Seciion 508.5.1 and Appendix-B end C of
the 2003 IFC for fire hydrants and an equivalency component for compliance with
petetcdiggg.nlg3
Dded:4
Del€bd: Gmuo R-3
oalctad: Group R-3
Dclctcd: GrouD R-3
ROLF JENSEN & ASSOCIATES. INC
REQUEST FOR ADMINISTRATIVE MODIFICATION
GORE CREEK RESIDENCES
VAIL, COLORADO
PAGE 13
D32929
UevS,-?-q-qE -.-'..
Section 503 of the 2003 IFC fire apparatus accesE it is reconmqnde-d bJ..the
desisn team that the Town of Vail Buildino and Fire Officials accept the
installation of five above-orade olaza level standoioe/hvdrant double-outlets on
the north side of therg.sidential dwellino units and four Qglgyysrade.tqlFl l-ey.e.l
standoioe sinqle outlets as an additional level of fire- and life-safety to helo
establish an acceptable level of equivalencv for thel!lTl.i.t-e..d comolig.Oj fire ,._,,_
apoaratus access.and on-si!-e_hy-d.r:Aqtg" I_he_,bgl! t!Ct' Cqpplyj!1g lhS
standpipe/hydrant system would be connected to two fire department
connections (FDC's) that also feed the wet fire sprinkler system of the building.
The bulk main supplying the standpipe/hydrant system would also be connected
via a normally-closed, supervised control valve, to the water supply system near
the Fire Command room with the main fire sprinkler control valve. This normally-
closed valve serves as supplying water to the bulk main until supplemented by
the fire department apparatus. The pressure and volume to operate this
standpipe/hydrant system would be developed by the TOVFES fire engines
connected to any of the two inter-connected FDC's located near the entrance to
the Fire Command room and garage entrance (Primary Access), or the FDC near
the stair access from the road between the existing Maniott and existing Marrioft
Parking Garage on the south side (Secondary Access).
In acrordance with Aopendix B of the 2003 lFC. the standoipe/hvdrant svstem is
to be desiqned to oroduce a fire flow of 3.375 qom (at 20 osi) from the TOVFES
section 8105.2 of the 2003 lFC. allowinq a 50% reduction in fire flow for an
approved automatic sorinkler svstem orovided throughout the residential units.
GONSTRUGTION TYPES, AREAS, HEIGHTS and SEPARATION DESIGN
Applicable Godes
Section 508.2 of the 2003 IBC allows Group S-2 enclosed parking garages with
Group R occupancies above to function as separate buildings in regards to area
limitations, continuity of fire walls, limitations of stories and type of construction.
Table 704.8 has the requirements for un-protected openings in exterior walls.
Table 602 has the requirements for the fire-resistance rating of exterior walls
based on fire separation distance.
p.bt{iggcs!bet3
Del€tcd3 4
Deleteds roeds
Del€tedr Gr9lsBil
pclct dilgissEld
Dclcted3 -!aaj!s
ROLF JENSEN & ASSOCIATES. INC
REQUEST FOR ADMINISTRATIVE MODIFICATION
GORE CREEK RESIDENCES
VAIL, COLORADO
PAGE 14
D32929
UanJ9,..?qqg-.,:-'--
2003 IBC Design Requirements
From a code definition standpoint the Gore Creek Residences project is a single
building. A Group S-2 belowgrade, enclosed parking garage connects eight
separatensid.gttjg!.bsi!C!nS 9_e9!!9n9 !h?t q9!!?i! !!!,9_indt._vtCsel dv,,e!lt_rt_S UdlS
each. Though this is a single building, the design team proposes to consfuct the
building so it can function from a fire separation standpoint as a Group S-2
enclosed parking struchrre with Group R dwelling above it in accordance with
Section 508.2 of the 2003 lBC.
To make this acceptable the following condilions of Section 508.2 of the 2003
IBC would be met:
1. Part 1 of Section 508.2 requires the belowgrade Group S-2 enclosed
parking garage with the drive aisle and individual private parking garages
would be constructed with Type l-A construction. A 3-hour horizontal
floor/ceiling assembly above the garage separ€rting it from any portion of
r.9.sj.q9n!!el .q_wqllrlg qre. eq ehqve it ryqltlQ pe_pqoylded,
Sincethergg!dentia|ctv.e.!jttsq4|-tseI!endhq{ao-n!e!!yqyeIe9n?||p9-4j9I---@
of the Group S-2 parking gange, the extent of the horizontal 3-hour fire
separation required is advised to be 10 feet beyond the perimeter of the
r..e..sj.Cp.t!!al Qvqllr_lg,'lr!!!s, Qilce lhere9!g!e.n!iilqry9l!!49 ul".b,q!,,!qt,._.....,.._.,-,.--
extend the full distance over the parking garage, a horizontal 3-hour
DGlGbd: Docemb€r 2
Dclctcds ,l
Nd: crouD R-3
OclctGd: G.ouo R-3
Drrct d: R-3
Ddds Group R3
DcLted: altsntlon io
Dclctad!
Dclctcd: sddr8$ed
DGlGtad: Grouo R3
separation is not necessary over the portion of the parking garage thathavenoresidenti?|d!ry-e!!inserea9?-b9Y9!h9!n.99c!is!z05.6.:1---@
addresses "stepped buildings'for fire wall construction. The intent of
Exception 1 of this section is to require a rated roof assembly within 10
feet of the wall of the raised portion of the building, thus the advisory for
10 feet of separation beyond the dwelling perimeter. The design team
needs to have an adequate thickness of concrete for the entire horizontal
Group S-2 ceiling assembly to support the load imposed by the soil and
landscaping above and a 3-hour fire resistive assembly will extend the full
distance of the Group S-2 ceiling ann /ay. However, Jire_rali4S
penetsations will,be{.e.quired Wilhb lhe 19 feg! CJ di_slgnSe f1p11 !!9 _.- -
dwelling perimeter ercLnElbeyercllq@!.
Similarly to the horizontal floor/ceiling assembly above the garage, the
design team prcposes to construct a 3-hour fire-resistive wall with a 3-
hour rated door opening between the funnel (Group S-2) and the garage
level of there.si.dgqtial CySlLr_'lS g!l!!9,
ROLF JENSEN & ASSOCIATES. INC
REOUEST FORADMINISTRATIVE MODIFICATION PAGE 15
GORE CREEK RESIDENCES 032929
I vnL, colonRoo UeyJg,.aA.qA_..,.--.
2. Part2 of Section 508.2 allows for 2-hour fire-resistance rated
shafts/staimays to penetrate the 3-hour horizontral assembly. There is
planned a two-hour rated dumbwaiter enclosure to bring up groceries and
packages from the tunnel private garage into the dwelling unit that would
be enclosed with a 2-hour shaft and a 9O-minute door opening (according
to fire door requirements of Table 715.3). Details of the dumbwaiter
construction are discussed in more detail later in this request.
3. The connected structure to the Group S-2 will contrain only Group R
occupancies in accordance with Part 3 of Section 508.2.
4. The enclosed garage level will have only parking and storage of private
motorized vehicles as well as mechanical rooms and private storage
rooms as similar uses incidental to the operation of the building. In
addition the enclosed garage level will be protecbd throughout by an
approved automatic sprinkler system. All of this in accordance with Part 4
of Section 508.2.
5. Part 5 of Section 508.2 has a requirement that the maximum building
height will not exceed the limits of Table 503. Since the building will have
a fire sprinkler system, Section 504.2 allows for a 20-foot increase in
building height increase from Table 503 (40 feet without lhe increase) to a
height of 60 feet. This height limitation will be met.
The above nanative justifies application of Section 508.2 of the 2003 IBC to
consider the below-grade Group S-2 parking garage as a separate building from
I thereqide.nti?l dlvglllqg !t_d!S Sbgy_e j4 qegqlds_lC etee lipjtaliqlg, _c9.!!i!'!qrty 9! trrp ., , -
walls, limitations of stories and type of conslruction.
These eight separate, two-dwelling areas (duplex structures) will have portions of
exterior walls that face each other. The separation distance between these
facing exterior walls ranges between 18 and 35 feet. Section 704.5 of the 2003
IBC requires an exterior wall to be rated from the insidewhen the fire separation
distance is greater than 5 feet. Given lhe fire separation distance between the
separate duplex structures, the fire resistance rating from the inside is
appropriate. Footnote f of Table 704.8 allows for an unlimited amount of un-
I protected openings in exterior walls forrgsi-d.g.ntiel gq_cup?ftSlS! W!!h S titg
separation distrance greater than 5 feet.
These eight separate, twodwelling areas (duplex structures) will have a Class B
wood shingle roof with roof eaves that utilize wood exterior materials of
conslruction. This is not prohibited by the 2003 lBC, however, this is an
Ebt!4!ggqbeG
Dcletcd: 4
DclGted3 R-3
Deletd: GrouD R-3
ROLF JENSEN & ASSOCIATES. ING
REQUEST FOR ADMINISTRATIVE MODIFICATION
GORE CREEK RESIDENCES
VAIL. COLORADO
PAGE 16
D32929
UEvJ.Q,,,eqq[,-.,:-Dclcfrd3 Docember 2
Dclcted3 4
opporfunity for improving the risk of exterior vertical fire spread into the attic
spaces via the eave overhang by adding an additional level of construction fire
resistance. This additional level of fire resistance could consist of a single layer of
noncombustible construction material directly above the exterior wood material
on the bottom side of the roof eaves.
Recommendation
To utilize Type V construction of the dwelling residential structures, it is
recommended bv ihe desiqn team that the Town of Vail Buildino and Fire
Officials acceot the desion of the buildino usino the increased fire-resistive
seoaration provisions of Section 508.2 of the 2003 lBC. The design team
believes the 3-hour horizontal and 3-hour vertical fire resistive separation
between the Group S-2 parking garage andJ.-esjdgnlial 4f_qlling UnllS,rytjliS?!9S ? .- --
]:::"
o"nl:" "l'n" o:" "1oo::'" o*l
:l'n* l"ln:
o'l"l"n
It is also recommended by the desiqn team that the Town of Vail Buildino and
Fire Officials accept the desion of the exterior walls that face each other on the
east and west sides between the eiqht individual two-dwellino areas beinq one-
hour walls rated from the inside onlv and that unorotected openinqs on these
walls be unlimited in area. With the increase fire resistive separation afforded by
the 2003 lBC, Section 508.2 provision, the design team feels the one-hour fire-
resislive exterior walls on the east and west sides of the duplex structures can be
rated from the inside according to Section 704.5 and window opening can be un-
protected according to Footnote f of Table 704.8. All exterior walls will be one-
hour rated from the inside only which complies with the requirements for exterior
bearing walls.
In addition. the desion team recommends that the Town of Vail Buildino and Fire
Officials acceot the desiqn of Class B wood shinole roof with roof eaves on the
individual two-dwellino buildinqs to be provided with an aporoved laver of
noncombustible construction material directlv above the exterior wood material
on the bottom side of the roof eaves. This added level of consfuction fire
resistance will significantly reduce lhe risk of exterior vertical fire spread into the
attic spaces via the eave overhang.
RESIO ENTIAL DUPLEX U N TT S EPARATION (PARTY WALL)
Applicable Codes
Section 503.2 of the 2003 IBC requires any wall located on a property line
between adjacent buildings, which is used or adapted for joint service between
the two buildings, be constructed as a fire wall in accordance with Section 705,
without openings, to create separate buildings.
Dcleted:R-3
Oclcbd: By limiting ihls ffl€
expo6u.B, tlE maximum ffre pobltial
of th€ overai bulldlng ls greatly
r€duc€d,lJ
ROLF JENSEN & ASSOCIATES. INC
REQUEST FOR ADMINISTRATIVE MODIFICATION
GORE CREEK RESIDENCES
VAIL, COLORADO
Since these eight dwelling structures "closely resemble" eight, stand-alone
duplex (two-family) residential buildings that are individually constructed with fire
separation from the Group S-2 parking structure (tunnel), the use of the 2003
International Residential Code (lRC) as it pertains to dwellino unit seoaralion is
recommended by the design team. Section R317 of the 2003 IRC describes the
requirements for dwelling unit separation for two-family dwellings and for
townhouses.
Section R202 defines dwellino unit the same way that the 2003 IBC does, as a
single unit providing complete independent living facilities for one or more
persons, including permanent provisions for living, sleeping, ealing, cooking, and
sanitation.
Section R202 of the 2003 IRC defines townhouse as a single-family dwelling unit
conskucted in a group of three or more attached units in which each unit extends
from foundation to roof and with open space on at least two sides.
Since these eight dwelling struclures "closely resemble" eight, stand-alone
duplex (two-family) residential buildings that are individually constructed with fire
separation from the Group S-2 parking structure (tunnel), the use of the 2003
International Residential Code (lRC) for dwellinq unit separation of two-family
dwellings (Section R317) is recommended by the design team. The design team
believes the dwelling unit separation design requirements for townhouses is not
applicable to this project as the number of attached units does not exceed two.
2003 IRC Design Requlrements
Section R317.1 of the 2003 IRC requires dwelling units in two-family dwellinos to
be separated from each other by wall and/or floor assemblies having not less
than one-hour (% -hour fire-resistance rating in buildings protected throughout
with an automatic sprinkler system installed in accordance with NFPA 13). Fire-
resistance-rated floor-ceiling and wall assemblies are required to extend to and
be tight against the exterior wall. Fire- resistance-rated wall assemblies are
required to extend to the underside of the roof sheathing. There are no additional
requirements for parapets at the roof or proteclion of projections (decks, eaves or
overhangs, etc.) as there are for party walls in the 2003 IBC or as there are for
dwelling unit separation of townhouses in the 2003 lRC.
PAGE 17
D32929
Uevjg, ?oqg-.-. --'Dcl€tcd: D€c€mber 2
Deleted:4
ROLF JENSEN & ASSOCIATES. INC
REQUEST FOR ADMINISTRATIVE MODIFICATION
GORE CREEK RESIDENCES
VAIL, COLORADO
Recommondation
To alleviate the need for dwelling unit separation construction in accordance with
Section 503.2 of the 2003 IBC pafi walls and to alleviate the need for dwelling
unit separation construction in accordance with Section 317.2 of the 2003 IRC
townhouses, it is recommended bv the desiqn team that the Town of Vail
Buildinq and Fire Officials acceot the desiqn of the common wall between
dwellino units (party wall) as a wall exceedinq (2-hour vs. % -hour) the
requirements of Section R317 of the 2003 IRC for dwellinq unit separation of two-
familv dwellinqs (Section R317.1 ).
As these eight dwelling strucfures "closely resemble" eight, stand-alone duplex
(two-family) residential buildings that are individually attached to the Group S-2
parking strucfure, the design team is recommending using a design for the
common wall between units that is an additional level of fire- and life-safety to
help establish an acceptable level of equivalency for the dwelling unit separation
requirements for two-family dwellings from the 2003 IRC and to establish an
additional level of resistance to fire spread between the dwelling units given the
lack of compliance with Section 503 of the 2003 IFC fire apparatus access roads.
This dwelling unit separation consists of the following features:
1. The wall between dwelling units constructed as a two-hour fire-resistance-
rated wall without openings. The fire wall will be constructed in
accordance with Gypsum Association File No. 3820 as a parallel stud wall
with a 3-inch gap between studs filled with an approved fireblocking
material.
2. The wall between dwelling units (fire wall) will extend to and be tight
against the exterior walls and will extend to the underside of the roof
sheathing.
3. There will be no additional protection features where the wall between the
dwelling units (fire wall) intersects the exterior walls and there are
horizontal projecting elements (balconies, roof overhangs, canopies, and
other architectural projections). except that the roof eaves will be orovided
with an aporoved laver of noncombustible construction material directly
above the exterior wood material on the bottom side of lhe roof eaves.
4. The wall between dwelling units (fire wall) will not have a parapet (vertical
continuig) nor will any additional protection features be provided as an
equivalency to a parapet (such as 5/8-inch Type X gypsum board directly
beneath the underside of the roof sheathing or deck, supported by a
PAGE 18
D32929
JSevJ.9., ?-o.Qf. -.,,'HctGd: December 2
D.{ctcd: 4
ROLF JENSEN & ASSOCIATES. INC
REQUEST FOR ADMINISTRATIVE MODIFICATION
GORE CREEK RESIDENCES
VAIL. COLORADO
PAGE 19
D32929
SsvJ.Q,,29Qf ., ..-
minimum of 2-inch ledgers attached to the sides of the roof framing
members for a minimum distance of 4 feet on both sides of the fire wall).
5. The wall between dwelling units (firewall) will be constructed in
accordance with Gypsum Association File No. 3820 as a parallel sfud wall
with a 3-inch gap between studs filled with an approved fireblocking
material. Where combustible members frame into the fire wall the hollow
spaces will be filled for the full thickness of the fire wall and for a distance
of not less than 4 inches above, below and between the structural
members, with noncombustible materials approved for fireblocking. All this
in accordance with Section 705.7 of the 2003 lBC. Please reference
attached section detail of 'Floor at Separation Wall".
6. There will be no openings in the wall between dwelling units (party wall).
7. There will be no penetrations through the wall between dwelling units (fire
wall).
8. All of the joints installed in or between the fire wall (wall between dwelling
units) will be protected by an approved fire-resistant joint system designed
to resist the passage of fire for not less than 2-hours.
/' S./No duct or air transfer openings will penetrate the wall between dwellingv units (fire wall).
DUMBWAITER SHAFT PENETRATIONS
A dumbwaiter is planned to bring up groceries and packages from the tunnel
private garage into the dwelling unit. The dumbwaiter shaft is locaied at the fire-
rated separation wall between the Group S-2 tunnel and the Group (dwe1li4S . --
units. Unit A type dumbwaiter shafts use the separation wall between the tunnel
and dwelling unit as one of the walls of the dumbwaiter shaft. Unit B $pe
dumbwaiter shafts are entirely on the tunnel side of the separation wall and the
shaft penetrates the horizontal floor/ceiling assembly of the tunnel.
Applicable Godes
Section 508.2 of the 2003 IBC allows Group S-2 enclosed parking garages with
Group R occupancies above to function as separate buildings in regards to area
limitations, continuity of fire walls, limitations of stories and type of construction.
Condition 1 of the list of requirements to treat this building in accordance with
Section 508.2 requires a 3-hour horizontal floor/ceiling assembly above the
tunnel separating it from any portion of€9jd94!e!_q!v,e!!ing eteeg ebCVq it,As
Deleted: Dec€mb€r 2
Deleted: 4
Dcl€t€d! -3
DcletGd: Gmuo R-3
ROLF JENSEN & ASSOCIATES. INC
REQUEST FOR ADMINISTRATIVE MODIFICATION
GORE CREEK RESIDENCES
VAIL, COLORADO
PAGE 20
D32929
Uadg, ?qq9-..,'--
requested in the Construction Types, Areas, Heights and Separation Design
section of this document, the design team would like to construct a 3-hour fire-
resistive wall with a 3-hour rated door opening (in accordance with Table 715.3 of
the 2003 IBC) between the tunnel (Group S-2) and the garage level of the
{psigenljs! Cwel!! ns qnrts,
Condition 2 of the list of requirements to treat this building in accordance with
Section 508.2 allows for 2-hour fire-resistance rated shafts to penetrate the 3-
hour separation assembly required between the tunnel and dwelling units as long
as the shaft has opening protectives in accordance with Table 715.3 of the 2003
lBC. Table 715.3 of the 2003 IBC requires a minimum 90-minute fire door on the
dumbwaiter shaft.
2003 IBC Deslgn Requirements
Unit B type dumbwaiter shafts are entirely on the tunnel side of the separation
wall and the shaft penetrates the horizontal floor/ceiling assembly of the tunnel.
As such, 9O-minute doors are required on the dumbwaiter shaft and this is a
straight fonrvard application of Section ffi8.2,Par12 of the 2003 lBC.
Unit A type dumbwaiter shafts use the separation wall between the tunnel and
dwelling unit as one of the walls of the dumbwaiter shaft. As such, three walls of
the dumbwaiter shaft are inside of the dwelling unit and the fourth wall of the
dumbwaiter shaft is shared with the 3-hour separation wall. Table 715.3 calls for
a 9O-minute door for a 2-hour fire-rated shaft. Table 715.3 calls for a 3-hour door
for a 3-hour fire wall assembly.
Recommendataon
To alleviate the need for using a 3-hour door on the Unit A type dumbwaiter shaft
it is recommended bv the desion team that Town of Vail Buildinq and Fire
Officials accept the use of 90-minute doors on the dumbwaiter shaft at the tunnel
level and at the main level of the residential dwellino unit (two 90-minute doors at
two seoarate ooeninqs on the 2-hour shaft) as an equivalencv to the Unit B
dumbwaiter shaft that is oenetratino the horizontal floor/ceilino assembly of the
tunnel with the use of 90-minute doors on the dumbwaiter shaft at the tunnel
level and at the main level of the residential dwellinq unit (two 9O-minute doors at
two seoarate ooeninos on the 2-hour shaft). The design team believes this to be
an equivalent level of fire- and life-safeg considering the ability of fire to travel
vertically through a horizontal banier with greater ease than traveling horizontally
through a vertical banier of equivalent fire-rating features.
Dehtedilgc€Ibel3
Dclcted: 4
DcLt€d: GrouD R-3
ROLF JENSEN & ASSOCIATES. INC
REQUEST FOR ADMINISTMTIVE MODIFICATION
GORE CREEK RESIDENCES
VAIL. COLORADO
PAGE 21
D32929
Uevjg,- ?-.q,qE. -.,. ". -
TUNNEL (S-2) EXTERTOR WALL OPENINGS
To achieve adequate ventilation of the private garages in the tunnel, louvers are
being placed in the south exterior tunnel wall, where the top of the wall surfaces
above grade between the residential duplex structures. Duct on the inside of the
tunnel is being used to transport ventilation air to the private garages in the
tunnel, via the louver.
Applicable Godes
Condition 1 of Section 508.2 of the 2003 IBC requires the belowgrade Group S-
2 tunnel to be constructed with Type l-A construction. A 3-hour horizontal
floor/ceiling assembly above the garage separating it from any portion of
ffi0tie!_Cy_elllm efeeC AQoyg i!wo!.t!q h9 p!9_viqeq, Aq,1eS'19gtqE ir:t ttte-
Construction Types, Areas, Heights and Separation Design section of this
document, the design team would like to construct a 3-hour fire-resistive wall with
a 3-hour rated door opening between the private garage and the tunnel (Group
s-2) of the rs.pjdenliet g!{q!,','ts.!.t!'!i!9..
Section 704.8 of the 2003 IBC establishes the allowable area of openings
(protected and unprotected) in exterior walls based on fire separation distance.
Section 704.14 of the 2003 IBC addresses the requirements for ducts and air
transfer openings in exterior walls.
2003 IBC Design Requirements
Table 704.8 of the 2003 IBC permits no unprotected openings in exterior walls
with a fire separation distance less than 5 feet. Beyond 5 feet of fire separation
distance, increasing percentages of unprotected openings are allowed, starting at
1oo/o.
Section 704.14 of the 2003 IBC indicates penetrations by air ducts and air
transfer openings in exterior fire-resistance-rated exterior walls required to have
protective openings to comply with Section 716. Section 716.3.1 and Table
716.3.1 require fire dampers in a penetration of a 3-hour or greater fire-
resistiance-rated assembly to be a minimum damper rating of 3-hours.
Recommendataon
As an equivalency component for compliance with Section 503 of the 2003 IFC
fire apparatus access roads, it is recommended bv the desion team that the
Town of Vail Buildinq and Fire Officials acceot the desion of the buildinq usinq 3-
hour fire damoers for the duct penetrations in the 3-hour exterior wall located
within 5 feet of the exterior walls of the residential duolex slructures. Even though
fire separation distance is measured perpendicular lo an exterior wall and the fire
Dclcted: Oecomb€r 2
Dclctcd: 4
Dclctgl:R-3
Dareteds Group R-3
ROLF JENSEN & ASSOCIATES. ING
REOUEST FOR ADMINISTRATIVE MODIFICATION
GORE CREEK RESIDENCES
VAIL, COLORADO
separation distance for the tunnel exterior wall residing between the residential
duplex structures is large (greater than 30 feet), the close proximity of the tunnel
duct penetrations to the exterior wall of the residential duplex structures is
concem in limiting fire spread between the residential duplex shuctures and the
tunnel. Providing 3-hour fire dampers in the duct penetrations wilhin 5 feet of the
residential duplex sfucfures mitigates a large portion of the fire exposure
potential of this large building. By limiting this fire exposure, the maximum fire
potential of the overall building is greatly reduced.
DWELLING UNIT GUARD RAILS FOR DECKS
Several of the dwelling unils are planned to be constructed with decks on the
south side of the unit.
Appllcable Codes
Section 1012 of the 2003 IBC provides requirements for where guards are
ne@ssary, the required height, and opening limitations.
Section R312 of the 2003 IRC provides requirements for where guards are
necessary, the required height, and opening limitations.
2003 IBC Guard Height Requirements
Section '1012.2 ol the 2003 IBC requires guards to form a protective banier not
less than 42 inches high, measured vertically above the adjacent walking
surface.
2003 IRC Guard Height Requirements
Section R312.1 of the 2003 IRC requires guards to be not less than 36 inches
high.
Recommendation
As these eight dwelling structures "closely resemble" eight, stand-alone duplex
(two-family) residential buildings that are individually attached to the Group S-2
parking structure, the desiqn team is recommendino the Town of Vail Buildino
and Fire O,fficials accept the aoolication of the ouard rail heiqht limitations of the
2003 IRC at not less than 36 inches.
CONCLUSION
The issue presented in this administrative modification involves the design of
additional fire- and life-safety construction features that would overcome the
deficiencies in the fire apparatus access road and hydrant location design to
create an equivalent level of life-safety. Also presented in this administrative
PAGE22
D32929
JSevJg,.?.QqP. -..,-.-pglctedi9gcslbs4
Hctcd: 4
ROLF JENSEN & ASSOCIATES. INC
REQUEST FOR ADMINISTRATIVE MODIFICATION PAGE 23
GORECREEKRESIDENCES D32929
vAlL, coLoRADo Usg!g,,2qq[-...--..
modification is a level of understanding and equivalency of the Group R
residential units attached to the Group S-2 tunnel to that of Group S-2 with Group
R above in accordance with Section 508.2 of the 2003 IBC and a level of
understanding and equivalency of the construction feafures of the separation
between the Group S-2 tunnel and each of the Group R dwelling structures,
separation between each of the dwelling structures, as well as separation
between each of theresi4g[tjglindjyidVa! UnlFqilhiq !he,Q1vglli_ttg S!ry_clq1g
(party wall). The approval of this conceptual design will require the acceptance
of the code equivalency approach presented in this report. The design team
requests the Town of Vail Building and Fire Department approval of this
equivalent design.
As summary, the conceptual design being requested in this document is as
follows:
1 . From a code definition standpoint the Gore Creek Residences project is a
single building. A Group S-2 below-grade, enclosed parking garage
connects eight separatelgsi9.g.ntje!.!qr.l_qj!1S 9p91!_ol9 !h?t cg'ttqln lyo
individual dwelling units each. Even though this is a single building, the
design team would like to construct the building so it can function from a
fire separation standpoint as a Group S-2 enclosed parking structure with
Group R dwelling above it in accordance with Section 508.2 of the 2003
tBc.
2. The eight dwelling structures "closely resemble" eight, stand-alone duplex
(two-family) residential buildings that are individually attached to the
Group S-2 parking slructure. Due to the resemblance to stand-alone
duplex residential buildings and the definitions of R occupancies as well
as dwelling unit, the design team recommendslGqtT.g.{tt SI eegh _oJ lhg
individual residential dwelling structures similar tqQr.grUp B:3J!h,-h
exceptions as stated in this document.
3. As an equivalency to the requirements of constructing fire apparatus
access roads and access features according to Section 503 of the 2003
lFC, the following design components for full equivalency are planned:
a. Hydraulically designed and supervised automatic sprinkler system
throughout the residential and tunnel portions of the building,
installed in accordance with NFPA 13,2002 Edition. Concealed
spaces (attic, crawl space, and interstitial spaces)within the
residential portions of the building are to be sprinklered or comply
with concealed spaces not requiring sprinkler protection in NFPA
13 (Section 8.14.1 .2).
b. A separate Class l, manual dry standpipe/hydrant system that is
DebEliggcegbet ,
Deht€d3 4
Ddctad: GrouD R3
Dclctcd:
Ddcd: classification
oclctcd: es
ROLF JENSEN & ASSOCIATES. ING
REOUEST FOR ADMINISTRATIVE MODIFICATION
GORE CREEK RESIDENCES
VAIL, COLORADO
PAGE 24
D32929
JSevJg. ?QqA ...'..-
interconnected to the water supply entry via a normally-closed,
supervised, control valve, with hose connections throughout the
tunnel and at the plaza level. The standpipe system will feature five
(5), plazaJevel, exterior, freestanding hose connections/hydrants
(nuo 2-% inch with 1-/z inch reducers and valves at a minimum of
36 inches above finish qrade each) on the north side of the dwelling
structures to provide hose stream access for firefighters to points of
the dwelling structure exteriorwalls within a maximum 150-foot
hose range. The standpipe system will also feature four (4), tunnel,
hose connections/outlets (one 2-/z inch with 1-/z inch reducer and
valve at a minimum of 36 in each) in
cabinets. The standpipe system will be designed in accordance
with NFPA 14,2003 Edition and local requirements.
c. A fire alarm system throughout the three levels of residential and
tunnel portions of the building to notify the building occupanls and
the fire alarm monitoring agency of emergency. The fire alarm
system design will be in accordance with NFPA 72, 2002 Edition
and local TOV draft amendments to the 2003 IBC and 2003 lFC.
The fire alarm system design will consist of a fully addressable and
analog system throughout. The fire alarm system for the residential
portions of the building will consist of smoke detection devices
located+.s lldigetpC.gn the.attqc.hed.fire-glefm.dfgyvings,.fbe tte . .----
alarm system for the residential portions of the building will also
consist of notificatio@. The fire
alarm system tor tneffi con6idi oti
smoke detection or heat detectiorLthlggghor{. Ihg _fjfe eJafn
system for the tunnel portion of the building will also consist of
manual pull stations strategically located throughout the tunnel. The
fire alarm system for both the residential and lunnel portions of the
building will include addressable flow switches and tamper
switches.
d. The wall between dwelling units constructed as a two-hour fire-
resistance-rated wall without openinga___,,,_-
e. The use of a Class B wood shingle roof with roof eaves on the
residential portion of the building constructed with an approved
single layer of noncombustible construction material directly above
the exterior wood material on the boftom side of the wood eaves.f. The design of the tunnel using 3-hour fire dampers for the duct
penetrations in the 3-hour exterior wall located within 5 feet of the
exterior walls of the residential duplex structures.
4. Utilize Type V construction of the dwelling residential sbuctures in
Dclct€d: Dec€mb€r 2
Oel€t€d: 4
lreletcdr In Isu ofthe p.B€c.iptively
rcquir€d 14hour €ted wall Gquired
by Sectlon 317.1 oflhe 2003IRC br
NFPA 13 sprlnklered t n-famlly
drr,Bllings
t ehted3 ln accordanc6 wtth slngle-
and mulliplo sl,afon fir6 alarm
systems for one and trG iamily
dv€lling units (Section ll.5.l.l ot tie
2fn.2NFPA72r.
Del€ted: requlrements e3 ldentified
for single.and multipb- statlon flr€
alarm svstsms for ons. and t!t,o-alarm systgms for ons. and t\.t,o-
bmiv drvelllng unils (S€cdon 'l1.5.1.2
of the 2002 NFPA 72)
N€icd: in various rooms wilhin lh€
lunnel (llr€ command room, receMng
room, HOA storage rooms, fsn room,
and m€chanlc€l rooms)
ROLF JENSEN & ASSOCIATES. INC
REQUEST FOR ADMINISTRATIVE MODIFICATION PAGE 25
GORE CREEK RESIDENCES D32929
I vnL, coLoRADo ueyjg.?0_qf-.,.---'
accordance with the increased fire-resistive separation provisions of
Section 508.2 of the 2003 lBC.
5. The exterior walls of the eight individual twodwelling areas constructed as
one-hour walls rated from the inside only and that unprotected openings
on these walls be unlimited in area. This in accordance with Section 704.5
of the 2003 IBC and Footnote f of Table 704.8 of the 2003 lBC.
6. The design of the common wall between dwelling units (party wall) as a
wall exceeding the requirements of Section R317 of the 2003 IRC for
dwelling unit separation of two-family dwellings (Section R317.1).The wall
will be constructed as a two-hour fire-resistance-rated wall without
openings and will extend to and be tight against the exterior walls and will
extend to the underside of the roof sheathing
7. For Type A units the design and use of 90-minute doors on the
dumbwaiter shaft at the tunnel level and at the main level of the residential
dwelling unit (two 9O-minute doors at two separate openings on the 2-hour
shaft) as an equivalency to the Unit B dumbwaiter shaft that is penetrating
the horizontal floor/ceiling assembly of the tunnel with the use of 90-
minute doors on the dumbwaiter shaft at the tunnel level and at the main
level of the residential dwelling unit (two 90-minute doors at two separate
openings on the 2-hour shaft).
8. The design for the residential dwelling units with guard rail height
limitations of the 2003 IRC at not less than 36 inches.
The recommendations in this request meet the spirit and intent of the 2003 IFC
and lBC, and do not compromise either the life safety of the occupanls or the
property and buildings. This request for administrative modification is intended
only for the new Gore Creek Residences building and is not intended to be
applied to any other project in the Town of Vail, nor should it be considered as
precedent setting for any other projects with similar conditions.
We greatly appreciate the continued cooperative spirit already given to the
project from the Town of Vail Building and Fire Officials. Based on approval of
this request for administrative modification the design team will proceed with
development of the fire protection and life safety plans with involvemenl from the
Building and Fire Officials.
We request your concurrence of the alternative method of design, which is based
on a performance-based scheme, by signature below.
Dclcted3 Decomb€r 2
Dclctcd: 4
ROLF JENAEN & ASSOCIATEA. NC
REQUEST FOR ADMINISTRATIVE MODIFICATION
GORE CREEK RESIDENCES
I ven-, coLoRADo
Should pu have any questions regading this Request fur Mministatiw
triodifica0on pleas€ call me at 303.573.7&48, extension 309.
PAGE26
D32929
ROLF JENSEN & ASSOCIATES. INC
REQUEST FORADMINISTRATIVE MODIFICATION PAGE?7GORECREEKRESIDENCES D32929
I vArL, coLoRADo Uey-19,_.?9qE-.---.'
Prepared by:
; -JSerl^[.?QQf ..--,:::..
Brian Thompson, P.E. Date
Consulting Engineer
Reviewed by:
; _J[eyg[ ?Qqp -..:..._
Steve Rondinelli, AIA Date
Vice President
Concurred by:
t-
Vail Resorts Development Company
Concuned by:
DclCbd: D6cemb6r 2
DGlGtGds 4
Dahted3 D€cemb€r 2
Dclcd: ,l
DClctrdr Dec€mb3r 2
Dclctcd3 4
DGlct d: Todd Gouldlng
E. Randal Johnson
42140 Architecture
Approved by:
Date
Charlie Davis
Town of Vail Chief Building Official
Date
Mike McGee
Vail Fire and Emergency Services Fire Marshal
BOT/scr:bot
Date
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