Building & Fire Appeals Board

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1 Building & Fire Appeals Board Date: March 10, 2016 Time: 3:30 p.m. - 5:00 p.m. Location: St Etienne Room City of Des Moines Armory Building 602 Robert D. Ray Drive Des Moines, Iowa Summersfield Plat 3 Appeal - Staff Summary The appeal brought forward by Hubbell Realty is regarding Summersfield Plat 3. This plat consists of 51 single family home lots with one single access from East 46 th Street. The 2012 International Fire Code Appendix D is adopted by referenced in the City of Des Moines Municipal Code section Section D107.1 requires developments of one- or two-family dwellings where the number of dwelling units exceeds 30 there shall be two separate and approved fire apparatus access roads and shall meet the requirements of D104.3 for remoteness. The code section requires a second means of fire department access to homes once more than 30 units are present. The code requirement allows for the expansion of that number when all dwelling units are supplied with fire sprinkler systems. The intent of the code is to mitigate the risk of one means of access being blocked for any reason. The code requirement rose out of the consensus international code process that determined the acceptable threshold to be 30 homes. The possibility remains for the developer to install NFPA 13D sprinkler systems in the homes, costs that can range from $1-$2/sq. ft. This would allow a code compliant development. The exception for future connection does not appear to be applicable. The City of Des Moines has uniformly applied these requirements to developments. No alternative has been proposed. Code Reference: 2012 International Fire Code, Appendix D SECTION D107 ONE- OR TWO-FAMILY RESIDENTIAL DEVELOPMENTS D107.1 One- or two-family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3.

2 Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and all dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section , or of the International Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses.

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7 Building & Fire Appeals Board Date: March 10, 2016 Time: 3:30 p.m. - 5:00 p.m. Location: St Etienne Room City of Des Moines Armory Building 602 Robert D. Ray Drive Des Moines, Iowa Equitable Lofts-Spray-on Fireproofing - Staff Summary The Equitable Building is a 19 story high rise building that was completed in The building was purchased by Equitable Lofts, LLC in 2012 and the building is currently being renovated to allow for 142 residential apartment units with some commercial space on the first floor and skywalk level. The building s construction type is Type I-A which requires 2-hour fire rated structural frame and floor/ceiling assembly. The existing construction consists of a steel frame encased with structural terra cotta with a 4.5 inches of non-reinforced concrete slab above and 1 inch thick plaster below. During the renovation of this building, it was discovered that some of the areas of plaster were missing or damaged. Spray applied fireproofing has been proposed to be sprayed on the structural terra cotta in the areas that the plaster is missing or has been damaged. Sprayed fireresistant materials (SFRM) shall comply with the 2012 International Building Code section specifies the use and requirements of SFRM materials. The application of the SFRM shall be consistent with the fire-resistance rating and the listing, including, but not limited to, minimum thickness and dry density of the applied SFRM, method of application, substrate surface conditions and the use of bonding adhesives, sealants, reinforcing or other materials. Per IBC , the application of SFRM shall be in accordance with the manufacturer s installation instructions. The instructions shall include, but are not limited to, substrate temperatures and surface conditions and SFRM handling, storage, mixing, conveyance, method of application, curing, and ventilation. The proposal for the SFRM used at the Equitable Building does not include any listing or manufacturer s instructions for the particular floor assembly with the structural terra cotta. The manufacturer of the spray applied fireproofing, Isolatek CAFCO 300 HS, has been unable to provide an engineering judgment for use on this type of floor

8 assembly. Testing from Terracon has been provided regarding bonding strength of the SFRM as required per the special inspection requirements of chapter 17 of the IBC. City staff has analyzed the data submitted from Foutch Brothers and has determined that the information provided does not meet any of the requirements of IBC Furthermore the manufacturer of the SFRM, Isolatek, has been unable to produce any type of tested assembly, engineering judgment, or engineering data to prove that use of the CAFCO 300 HS SFRM is acceptable for this particular floor assembly. The use of SFRM is based on tested assemblies and the manufacturer s installation instructions rather than typical prescriptive requirements of the IBC. City staff cannot approve the use of the proposed SFRM materials without any listings or engineering data that allow for the use on this particular floor assembly with this specific substrate. Code Reference: 2012 International Building Code Sprayed fire-resistant materials (SFRM). Sprayed fire-resistant materials (SFRM) shall comply with Sections through Fire-resistance rating. The application of SFRM shall be consistent with the fireresistance rating and the listing, including, but not limited to, minimum thickness and dry density of the applied SFRM, method of application, substrate surface conditions and the use of bonding adhesives, sealants, reinforcing or other materials Manufacturer s installation instructions. The application of SFRM shall be in accordance with the manufacturer s installation instructions. The instructions shall include, but are not limited to, substrate temperatures and surface conditions and SFRM handling, storage, mixing, conveyance, method of application, curing and ventilation Substrate condition. The SFRM shall be applied to a substrate in compliance with Sections through Surface conditions. Substrates to receive SFRM shall be free of dirt, oil, grease, release agents, loose scale and any other condition that prevents adhesion. The substrates shall also be free of primers, paints and encapsulants other than those fire tested and listed by a nationally recognized testing agency. Primed, painted or encapsulated steel shall be allowed, provided that testing has demonstrated that required adhesion is maintained Primers, paints and encapsulants. Where the SFRM is to be applied over primers, paints and encapsulants other than those specified in the listing, the material shall be field tested in accordance with ASTM E 736. Where testing of the SFRM with primers, paints or encapsulants demonstrates that required adhesion is maintained, SFRM shall be permitted to be applied to primed, painted or encapsulated wide flange steel shapes in accordance with the following conditions: 1. The beam flange width does not exceed 12 inches; or 2. The column flange width does not exceed 16 inches; or

9 3. The beam or column web depth does not exceed 16 inches. 4. The average and minimum bond strength values shall be determined based on a minimum of five bond tests conducted in accordance with ASTM E 736. Bond tests conducted in accordance with ASTM E 736 shall indicate a minimum average bond strength of 80 percent and a minimum individual bond strength of 50 percent, when compared to the bond strength of the SFRM as applied to clean uncoated 1/8-inch thick steel plate Temperature. A minimum ambient and substrate temperature of 40 o F shall be maintained during and for a minimum of 24 hours after the application of the SFRM, unless the manufacturer s installation instructions allow otherwise Finished condition. The finished condition of SFRM applied to structural members or assemblies shall not, upon complete drying or curing, exhibit cracks, voids, spalls, delamination or any exposure of the substrate. Surface irregularities of SFRM shall be deemed acceptable.

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23 Building & Fire Appeals Board Date: March 10, 2016 Time: 3:30 p.m. - 5:00 p.m. Location: St Etienne Room City of Des Moines Armory Building 602 Robert D. Ray Drive Des Moines, Iowa Equitable Lofts-Ventilation Requirements - Staff Summary The Equitable Building is a 19 story high rise building that was completed in The building was purchased by Equitable Lofts, LLC in 2012 and the building is currently being renovated to allow for 142 residential apartment units with some commercial space on the first floor and skywalk level. Ventilation for the residential units is required by the International Building Code and International Mechanical Code. Ventilation can be of natural or mechanical means. The proposal requests that a mix of natural and mechanical ventilation be used. The proposal states that based on area calculations 47 of the residential units on floors 3 and 9-19 have operable windows and natural ventilation as specified by IBC can be achieved. 41 residential units meet total open area for the entire unit but fall short at the living/ dining/ kitchen areas when separated out. These units are proposed to have a mix of both natural and mechanical ventilation. Foutch Brothers proposes that the difference in area required to the living spaces and what is provided is small enough that the excess openings in the bedrooms be allowed to supply the difference even though they do not technically meet the requirements for sharing from adjoining spaces. The air transfer will be provided in two ways. 1. Through the bedroom door openings. If additional fresh air is required, the bedroom windows and doors can be opened. 2. Through the circulation of the bedroom outside ventilation air by the HVAC system to the rest of the apartment. The excess ventilation air will enter the bedroom and be directly infused into the return air (through ceiling mounted grilles in each bedroom) and distributed to the rest of the unit. The International Building Code requires buildings to be equipped with natural ventilation or mechanical ventilation in accordance with the International Mechanical Code. Natural ventilation of an occupied space shall be through windows, doors, louvers or other openings to

24 the outdoors. The openable area of the openings to the outdoors shall not be less than 4 percent of the floor area being ventilated. Where rooms and spaces without openings to the outdoors are ventilated through an adjoining room, the opening to the adjoining room shall be unobstructed and shall have an area not less than 8 percent of the floor area of the interior space, but not less than 25 square feet. The openable area of the openings to the outdoors shall be based on the total floor area being ventilated. The proposal states that bedroom doors can be opened to allow for sufficient ventilation air to enter the kitchen and living areas. The proposal also states the tenant controlled HVAC unit can provide circulation to include the necessary ventilation air. Bathroom fans are constantly on in the units and will allow some air exchange. Per section of the IMC, openings to adjoining spaces must be unobstructed so doors that shut would not be allowed. The mechanical code prohibits the recirculation of required outdoor ventilation air. Air can be transferred from one space to another to allow for makeup air from required exhaust systems such as kitchen exhaust or bathroom exhaust fans, but outdoor ventilation air is still required. It is unclear in the proposal if air is being recirculated or additional ventilation air is being provided through transfer openings. Mechanical ventilation systems shall be provided with manual or automatic controls that will operate whenever the spaces are occupied. Air conditioning systems that supply required ventilation air shall be provided with controls designed to automatically maintain the required outdoor air supply rate during occupancy. It is unclear on how the controls for any mechanical ventilation system will be installed. Due to the obstructed adjoining spaces, lack of ventilation control means, and possible use of recirculated air, city staff does not recommend that this proposal be deemed an alternative means or method of providing natural or mechanical ventilation. Code Reference: 2012 International Mechanical Code Ventilation required. Every occupied space shall be ventilated by natural means in accordance with Section 402 or by mechanical means in accordance with Section 403. Where the air infiltration rate in a dwelling unit is less than 5 air changes per hour when tested with a blower door at a pressure of 0.2-inch water column (50 Pa) in accordance with Section of the International Energy Conservation Code, the dwelling unit shall be ventilated by mechanical means in accordance with Section When required. Ventilation shall be provided during the periods that the room or space is occupied SECTION 402 NATURAL VENTILATION [B] Natural ventilation.

25 Natural ventilation of an occupied space shall be through windows, doors, louvers or other openings to the outdoors. The operating mechanism for such openings shall be provided with ready access so that the openings are readily controllable by the building occupants. [B] Ventilation area required. The minimum openable area to the outdoors shall be 4 percent of the floor area being ventilated. [B] Adjoining spaces. Where rooms and spaces without openings to the outdoors are ventilated through an adjoining room, the opening to the adjoining rooms shall be unobstructed and shall have an area not less than 8 percent of the floor area of the interior room or space, but not less than 25 square feet (2.3 m 2 ). The minimum openable area to the outdoors shall be based on the total floor area being ventilated. Exception: Exterior openings required for ventilation shall be permitted to open into a thermally isolated sunroom addition or patio cover, provided that the openable area between the sunroom addition or patio cover and the interior room has an area of not less than 8 percent of the floor area of the interior room or space, but not less than 20 square feet (1.86 m 2 ). The minimum openable area to the outdoors shall be based on the total floor area being ventilated. SECTION 403 MECHANICAL VENTILATION Ventilation system. Mechanical ventilation shall be provided by a method of supply air and return or exhaust air. The amount of supply air shall be approximately equal to the amount of return and exhaust air. The system shall not be prohibited from producing negative or positive pressure. The system to convey ventilation air shall be designed and installed in accordance with Chapter Outdoor air required. The minimum outdoor airflow rate shall be determined in accordance with Section Ventilation supply systems shall be designed to deliver the required rate of outdoor airflow to the breathing zone within each occupiable space. Exception: Where the registered design professional demonstrates that an engineered ventilation system design will prevent the maximum concentration of contaminants from exceeding that obtainable by the rate of outdoor air ventilation determined in accordance with Section 403.3, the minimum required rate of outdoor air shall be reduced in accordance with such engineered system design Recirculation of air. The outdoor air required by Section shall not be recirculated. Air in excess of that required by Section shall not be prohibited from being recirculated as a component of supply air to building spaces, except that: 1. Ventilation air shall not be recirculated from one dwelling to another or to dissimilar occupancies.

26 2. Supply air to a swimming pool and associated deck areas shall not be recirculated unless such air is dehumidified to maintain the relative humidity of the area at 60 percent or less. Air from this area shall not be recirculated to other spaces where more than 10 percent of the resulting supply airstream consists of air recirculated from these spaces. 3. Where mechanical exhaust is required by Note b in Table 403.3, recirculation of air from such spaces shall be prohibited. All air supplied to such spaces shall be exhausted, including any air in excess of that required by Table Where mechanical exhaust is required by Note g in Table 403.3, mechanical exhaust is required and recirculation is prohibited where more than 10 percent of the resulting supply airstream consists of air recirculated from these spaces Transfer air. Except where recirculation from such spaces is prohibited by Table 403.3, air transferred from occupiable spaces is not prohibited from serving as makeup air for required exhaust systems in such spaces as kitchens, baths, toilet rooms, elevators and smoking lounges. The amount of transfer air and exhaust air shall be sufficient to provide the flow rates as specified in Section The required outdoor airflow rates specified in Table shall be introduced directly into such spaces or into the occupied spaces from which air is transferred or a combination of both. SECTION 405 SYSTEMS CONTROL General. Mechanical ventilation systems shall be provided with manual or automatic controls that will operate such systems whenever the spaces are occupied. Air-conditioning systems that supply required ventilation air shall be provided with controls designed to automatically maintain the required outdoor air supply rate during occupancy.

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