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NOTE - THE NOTED DISAPPROVED ITEMS MAY NOT CONSTITUTE A COMPLETE LIST OF VIOLATIONS. THE DESIGNER IS TO CONDUCT A COMPLETE RE-REVIEW OF THE PLANS FOR ADDITIONAL VIOLATIONS OF THE STANDARD COMMENTS AND INCORRECT INFORMATION PRIOR TO RESUBMITTING.

 System plans must be picked up within 30 days. All system plans left longer than 30 days will be discarded as abandoned.

EMERALD VALLEY LODGE
07855 OLD STAGE RD

Review DateStatusComment(s)
5/17/2013 FYI*****(STANDARD COMMENT 1) This project is: Emerald Valley Ranch, 7855 Old Stage Rd: retrofit existing lodge and cabins with fire sprinklers Date of Plans: 5.9.13 This plan review is based on the requirements found within the adopted Editions of the International Building Code, International Fire Code and the related Standards.
FYI(STANDARD COMMENT 3) HEAD EXTENDERS: BE ADVISED: Head Extenders are not allowed in the City of Colorado Springs.
FYI*****(STANDARD COMMENT 6) The fire sprinkler system is being installed by: WESTERN STATES FIRE PROTECTION CSFD does not allow any combustibles into a building until a sprinkler system has passed it's final acceptance test performed by CSFD Inspector's.
FYI*****(STANDARD COMMENT 7) SPRINKLER SYSTEM DESIGN: Type of System: WET PIPE - 13R IN LODGE; 13D IN CABINS - (6 CABINS) Type of head (s): RESIDENTIAL K=4.3-4.9 TEMP 155-165 Design Density: 0.15 Design Area: 900 Adjustments: REDUCTION FOR QR SPRINKLERS Flex Connections: NONE PERMITTED WATER SUPPLY- LODGE: SIX 1700 GAL CISTERNS (POLY) CABINS PROVIDED WITH INDIVIDUAL POLY TANKS FIRE PUMP: VERTICAL IN-LINE RATED 250 GPM @ 60 PSI
Approved/Corrected*****(STANDARD COMMENT 9) The following RED-LINED items are to be corrected prior to final inspection: 1. NO FDC REQUIRED ON THIS PROJECT - REMOVE FROM SCOPE 2013 NFPA 22: 2. Water Supply Tanks shall be provided from Freezing, Mechanical and UV damage. 3. Where tanks are used for both domestic and fire protection , low water alarm when tanks fall below 110% (8778 gallons aggregate) shall be provided. 4. Water level guage shall be provided on each tank 5. Tank fill time shall be a maximum 8 hours - reliable automatic re-fill shall be sufficient to meet single largest demand of 7980 gpm. 6. Tank shall be kept filled and level never be more than 4-inches below designated fire service level of 8778 gallons (aggregate) NOTE: It will be up to the fire protection contractor to determine the levels within each tank at which these points fall. NOTE: It is recommended the water temperature be monitored for freezing conditions, should water temps drop below 40 degrees.
FYI*****(STANDARD COMMENT 10) WATER SUPPLY/SYSTEM DEMAND INFORMATION: water supply TO LODGE of ELEVATED TANKS PROVIDING 10,200 GALLONS FED BY FIRE PUMP (LODGE) Sprinkler Demand of ---266-- gpm, including ---0-- hose demand, at ----41- psi is needed at the PUMP OUTLET. water supply TO CABINS E of INTERIOR STORAGE TANKS PROVIDING 10 MINUTES SUPPLY FED BY DOMESTIC PUMPS - NOTE FIRE AND PINE CABINS SHARE A TANK: (FIR) Sprinkler Demand of --26-- gpm, at ---27- psi is needed at the PUMP OUTLET. (PINE) Sprinkler Demand of --26-- gpm, at ---35- psi is needed at the PUMP OUTLET. (LAKESIDE) Sprinkler Demand of --54-- gpm, at --40- psi is needed at the PUMP OUTLET. (COPPER) Sprinkler Demand of --36-- gpm, at ---37- psi is needed at the PUMP OUTLET. (BLUE SPRUCE) Sprinkler Demand of --26-- gpm, at ---32- psi is needed at the PUMP OUTLET. (HILL) Sprinkler Demand of --36-- gpm, at ---45- psi is needed at the PUMP OUTLET. All hydraulic designed systems are to have the Hydraulic Placard information sign secured to the sprinkler riser.
FYI*****(FIRE PUMP) DESIGN INFORMATION: --XXX---Electric -----Diesel No. of Test Header Outlets: --1--- Location of Test Header: ----- Rated ---250-- gpm, at ---60- psi is
FYI(FIRE PUMP) WIRING PROTECTION All Wiring for the Fire Pump must be routed and protected in Accordance with National Electrical Code Article 695. Protection is required from the power source to the pump.
FYI(FIRE PUMP) NAMEPLATE A nameplate made of corrosion resistant materials shall be attached to the pump using corrosion resistant materials. (2013 NFPA 20:4.9)
FYI(FIRE PUMP) SUCTION PIPING Suction piping shall be flushed in accordance with NFPA 20 prior to hydrostatic testing. The flow velocity shall be approximately 15 ft/sec. (2013 NFPA 20:14.1)
FYI(FIRE PUMP) CERTIFICATES OF FLUSH AND HYDROSTATIC TESTING The installing contractor shall furnish certificates for flushing and hydrostatic testing prior to the start of acceptance testing. (2013 NFPA 20:14)
FYI(FIRE PUMP) WIRING CERTIFICATION Documentation that all electrical wiring associated with the fire pump installation has been completed and checked by the electrical contractor prior to the initial start up and acceptance test shall be provided to the fire inspector.
FYI(13-R) FLUSH AND HYDROSTATIC TESTING Per NFPA 13R:10.2 flushing shall be conducted at the hydraulically calculated water demand rate, at a minimum. Per NFPA 13R:10.2.2 these systems shall meet hydrostatic testing requirements set forth in NFPA 13. UNDERGROUND PIPING: All piping and attached appurtenances subjected to system working pressure shall be hydrostatically tested at 200 psi or 50 psi in excess of the system working pressure, which ever is greater, and shall maintain that pressure +/- 5 psi for 2 hours. (NFPA 13:10.10.2.2) The Flush and Hydrostatic test of fire service mains and lead-in piping to system risers is to be completed and approved prior to connecting the riser to the underground mains and/or lead-ins. The flushing and pressure test is to be witnessed and approved in writing by a member of the Colorado Springs Fire Dept. ABOVE GROUND PIPING: All piping and attached appurtenances subjected to system working pressure shall be hydrostatically tested at 200 psi or 50 psi in excess of the system working pressure, which ever is greater, and shall maintain that pressure without loss for 2 hours. Note - This is to include the piping between the fire department connection and the check valve. (NFPA 13:24.2.)
FYI(13-R) ELECTRICAL SUPERVISION REQUIRED: (LODGE) All valves controlling the water supply for automatic fire sprinkler systems, fire pumps, tanks, water levels and temperatures, critical air pressures, and water flow switches on all sprinkler systems shall be electrically supervised. (2009 IFC 903.4) An approved central station, remote station or proprietary supervising station as defined by national standards shall monitor this supervision. PLEASE NOTE - Separately Fire Department approved plans and permits are to be obtained prior to the installation of the required sprinkler system monitoring system or fire alarm system.
FYI(13-R) LOCAL WATERFLOW ALARMS: Local water flow alarms shall be provided on all sprinkler systems and shall be connected to the building fire alarm system, where provided. (NFPA 13R:6.16)
FYI(13-R) STOCK OF SPARE SPRINKLERS: A spare sprinkler head box is to be provided. At least 6 spare sprinklers shall be kept on the premises. (NFPA 13R:11.1) A list of the sprinklers installed in teh property shall be posted in the sprinkler cabinet. the list shall include the following information: a) Sprinkler ID Number b) General description of the sprinkler c) Quantity of each type of sprinkler contained in the cabinet d) Issue or revision date of the list
FYI(13-R) FUEL FIRED EQUIPMENT: When fuel-fire equipment is present in the following areas, at least one quick-response intermediate temperature sprinkler shall be installed above the equipment: Attics Penthouse equipment rooms Elevator machine rooms Concealed spaces dedicated exclusively to and containing only dwelling unit ventilation equipment Crawl spaces Floor/ceiling spaces Non-combustible elevator shafts Other concealed spaces not used or intended for living purposes or storage. (NFPA 13R: 6.6.6)
FYI(13-D) HYDROSTATIC TESTING: All systems shall be tested for leakage at normal system operating water pressure. (NFPA 13D:4.2)
FYI(13-D) BUCKET TEST: All 13-D systems will require a bucket test.
FYI(13-D) ELECTRICAL SUPERVISION IS NOT REQUIRED: Electrical supervision is NOT required. This includes all control valves and water-flow switches that are part of this automatic fire sprinkler system. All control valves are to be secured in an approved manor.
FYI(13-D) LOCAL ALARMS: Local waterflow alarms with facilities for flow testing shall be provided on all sprinkler systems. Alarms shall be clearly audible in all bedrooms over background noise levels while all intervening doors are closed. Smoke detectors installed in accordance with NFPA 72 can be used to accomplish this function. NFPA 13D:7.6)
FYI(13-D) CEILING FANS/LIGHT FIXTURES: Pendent sprinklers shall be located at least 3-ft from obstructions such as ceiling fans and light fixtures. Sidewall sprinklers shall be located at least 5-ft from obstructions such as ceiling fans and light fixtures. Where the area of the fan blades encompasses more than 50% of the area of the plan view, additional sprinklers may be required. (NFPA 13D:8.2.5.2 and 8.2.5.3)
FYI(13-D) FUEL FIRED EQUIPMENT: When fuel-fired equipment is present in the following areas, at least one quick-response intermediate temperature sprinkler shall be installed above the equipment: Attics Penthouse equipment rooms Elevator machine rooms Concealed spaces dedicated exclusively to and containing only dwelling unit ventilation equipment Elevator Shafts Crawl spaces Floor/ceiling spaces Other concealed spaces not used or intended for living purposes or storage. (NFPA 13D:8.6.5)
FYI(STANDARD COMMENT 20) LICENSED INSTALLER: An On-Site Installer shall supervise all on-site work on any fire sprinkler project. This On-Site Installer shall have a current Installer Card issued by RBD, on his person, while on the job site.
FYI(STANDARD COMMENT 23) MANUFACTURER'S SPECIFICATIONS: The approved set of Fire Sprinkler Plans, cut sheets on all equipment being installed, and the installation permit are to be on site for all fire department inspections.
FYI(STANDARD COMMENT 24) CPVC PIPING: Exposed CPVC piping shall be installed per manufacturer's specifications. Never test the system integrity using air or compressed gas! Compatibility with other building components including insulation, fire caulking, plastic sheeting, and other petroleum based products, shall be verified prior to use with CPVC. Insure the pipe is installed in locations that will help prevent damage caused by physical contact.
FYI(STANDARD COMMENT) CPVC ROUGH INSPECTIONS: Sprinkler Heads shall not be installed on CPVC piping until CSFD has witnessed a visual rough-inspection of all piping and granted permission to install sprinklers.
FYI(STANDARD COMMENT 26) CONCEALED SPACES - This plan did not provide any information on combustible concealed spaces. NFPA 13 requires that "All concealed spaces enclosed wholly or partially by exposed combustible construction shall be protected by sprinklers". There are 12 specific allowances to this section that allow for the omission of sprinklers. If there are combustible concealed areas found during the installation of the system that do not meet the requirements of the 12 allowances, then these areas will be required to be sprinkled. (NFPA 13:8.15.1) IT IS THE RESPONSIBILITY OF THE INSTALLER TO MAKE SURE THAT THE SYSTEM IS INSTALLED IN ACCORDANCE WITH THE STANDARD.
FYI(STANDARD COMMENT 27) FREEZING CONDITIONS It is the designer's responsibility to provide the building owner with a system design that will continue to function reliably even under adverse temperature conditions. The sprinkler contractor must be conscious of field conditions that may affect the performance of their system, such as drafts, disturbed insulation, installation along exterior walls, etc. and incorporate such conditions into a reliable design.
FYI(STANDARD COMMENT 35) CERTIFICATE OF INSTALLATION: It is the installer's responsibility to certify through this form (attached to the plans) that the system has been properly installed and tested. The form is to be filled out in its entirety PRIOR TO THE ARRIVAL OF THE FIRE INSPECTOR conducting the final inspection and/or acceptance test of the system. FINAL INSPECTIONS WILL NOT BE CONDUCTED WITHOUT THIS FORM BEING COMPLETED.
FYI(STANDARD COMMENT 36) GENERAL INFORMATION SIGN A general information sign used to identify the system design basis and information relative to the requirements of NFPA 25, shall be provided with a permanently marked weather-proof metal or rigid plastic sign, secured at each system control riser, antifreeze loop and auxiliary control valve. (NFPA 13:24.6)
FYI(STANDARD COMMENT) AS-BUILT PLANS All deviations from approved plans shall be documented and submitted to CSFD for archival. Reviews will not be conducted on as-builts, unless specifically required by the fire inspector, as these field changes are often verified as compliant by the fire inspectors. All as-built plans shall be conspicuously marked as such.
Attention(STANDARD COMMENT) JAH - SCHEUDLING INSPECTIONS: Due to the dynamic nature of inspectors schedules, PLEASE call your inspection requests in with ample time to allow scheduling. When calling, please have your complete CSFD plan review number(s) ready for each inspection request. ( i.e. 20001234 - HM -2 or 20000012 - CN - 1) The CSFD Approved sets of plans are to be on site for all inspections. Your assigned inspector is Jeff Hanenberg. Please call 719-385-5982 and choose option 2 to schedule all construction related inspection activities.
FYI(STANDARD COMMENT 37) ROUGH VISUAL INSPECTIONS: Rough Visual inspections shall be completed PRIOR TO any bucket tests or final inspections.
FYI(STANDARD COMMENT 38) CONCEALED WORK: The fire sprinkler piping shall not be covered up by walls, sheetrock, ceiling tiles, etc... prior to the CSFD visual inspections of the piping. If the piping is covered, and the inspectors cannot inspect it as is required by Fire Code, the walls,sheetrock, ceiling tiles, etc... will be required to be removed. If this means that finished ceilings will need to be removed, this will be required to be done! (IFC 106.3)
FYI(STANDARD COMMENT 39) PLAN REVIEW/PERMIT FEES: All fire department fees are to be paid prior to issuance of any permits. These fees must be paid directly to the Colorado Springs Fire Department - Development Review Enterprise - at 2880 International Circle - Suite 200-7.
FYI(STANDARD COMMENT) REVIEWS: Colorado Springs Fire Department construction reviews are based upon information provided on the drawings and/or the attached reference material. Issues or features that are not presented within the construction documents are assumed to be complaint with applicable codes/standards. It is the responsibility of the building owner to ensure that minimum code requirement are met as established by the Authority Having Jurisdiction, whether of not the requirements are specifically indicated on the submitted construction documents. The CSFD has reviewed the submittal in accordance with the fire code requirements of the 2003 International Fire Code, CSFD local amendments, City Code Standards, and applicable NFPA Standards. All plan review comments are subject to final on-site field inspections, and testing by the CSFD. Review and approval by the CSFD shall not relieve the applicant of the responsibility of compliance with the International Fire Code. (105.4.4)
FYI(STANDARD COMMENT) DEW REVIEWER CONTACT: If you have any specific questions or concerns about these comments, please feel free to contact me at: Doreen "Dee" Withee, CFPS Fire Protection Engineer II, CSFD 2880 International Circle, Suite 200-7 Colorado Springs, CO 80910 (T) 719-385-7361 / (F) 719-385-7330 dwithee@springsgov.com
5/6/2013 FYI*****(STANDARD COMMENT 1) This project is: Emerald Valley Ranch, 7855 Old Stage Rd: retrofit existing lodge and cabins with fire sprinklers Date of Plans: 4.22.13 This plan review is based on the requirements found within the adopted Editions of the International Building Code, International Fire Code and the related Standards.
FYI*****(STANDARD COMMENT 6) The fire sprinkler system is being installed by: WESTERN STATES FIRE PROTECTION CSFD does not allow any combustibles into a building until a sprinkler system has passed it's final acceptance test performed by CSFD Inspector's.
FYI(STANDARD COMMENT) REVIEWS: Colorado Springs Fire Department construction reviews are based upon information provided on the drawings and/or the attached reference material. Issues or features that are not presented within the construction documents are assumed to be complaint with applicable codes/standards. It is the responsibility of the building owner to ensure that minimum code requirement are met as established by the Authority Having Jurisdiction, whether of not the requirements are specifically indicated on the submitted construction documents. The CSFD has reviewed the submittal in accordance with the fire code requirements of the 2003 International Fire Code, CSFD local amendments, City Code Standards, and applicable NFPA Standards. All plan review comments are subject to final on-site field inspections, and testing by the CSFD. Review and approval by the CSFD shall not relieve the applicant of the responsibility of compliance with the International Fire Code. (105.4.4)
FYI(STANDARD COMMENT) DEW REVIEWER CONTACT: If you have any specific questions or concerns about these comments, please feel free to contact me at: Doreen "Dee" Withee, CFPS Fire Protection Engineer II, CSFD 2880 International Circle, Suite 200-7 Colorado Springs, CO 80910 (T) 719-385-7361 / (F) 719-385-7330 dwithee@springsgov.com
Disapproved*****(STANDARD COMMENT 42) DISAPPROVED COMMENTS: The following information and/or corrections are needed prior to conducting a full plan review. PLEASE RESPOND IN WRITING ON LETTERHEAD TO EACH OF THE FOLLOWING COMMENTS: 1. Water supply, tanks and underground piping shall be reviewed by CSFD as well - I cannot perform a complete review of the sprinklers without this information. 2. If there are no hydrants, why are you providing an FDC on the lodge? Is the intent to draft from the lake - if so, hard suction line will have to be provided. 3. Tanks - the plans indicate there are "6 ea tanks = 10,000 gal" Does this mean 6 separate tanks for a total of 10,000 gallons cumulative or 6-10,000 gallon tanks for a total of 60,000 gallons stored water supply on site? 4. How are the tanks fillied? 5. What is the inlet pressure to the fire pump in the lodge? 6. What is the elevation of the base of the water tank in relation to the pump? 7. Hydraulics note the churn pressure is 69 psi, but a tank rated at 250 gpm @ 60 psi has a maximu churn of 84 psi - please clarify. 8. Hydraulics note a pressure of -18 psi, but you cannot go below -3 - please clarify. 9. Anitfreeze used in systems designed under the 2013 edition shall be listed for use in fire sprinkler systems. Currently, there are NO antifreeze solutions so listed. How do you intend to address this? Layout is acceptable - tanks, underground risers, pumps and hydraulics have not been fully reviewed. Also review the disapproved plans for additional written comments prior to submittal of new plans.
Attention(STANDARD COMMENT 45) THE DISAPPROVED ITEMS MAY NOT CONSTITUTE A COMPLETE LIST OF VIOLATIONS. THE DESIGNER IS TO CONDUCT A COMPLETE RE-REVIEW OF THE PLANS FOR ADDITIONAL VIOLATIONS OF THE STANDARD AND INCORRECT INFORMATION PRIOR TO RESUBMITTING.
5/6/2013 FYI*****(STANDARD COMMENT 2) WORK AT RISK: On --5/6/13--- approval was granted by ---FPE WITHEE--- for sprinkler work to begin without approved plans or permits. Any changes or modification required through plan review will be required. No inspections will be conducted without approved plans and permits. WORK IS LIMITED TO BRANCHLINE AND SPRINKLERS. tanks, underground, risers, pumps shall not be installed until plans are approved and a permit is issued..


 

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