building rehabilitation and fire safety: the palace hotel ... · •rja recommended complete...
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Building Rehabilitation and Fire Safety:The Palace Hotel in Madrid Case Study
Lisa E. VanBuskirk, P.E., LEED® AP
Rolf Jensen & Associates, Inc.
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New York Times: February 1, 1998The New-Fashioned Palace Hotel in Madrid
“The Palace Hotel in Madrid, across the street from the Prado Museum and with a roster of clients that includes Ernest Hemingway, Mata Hari, Marlon Brando and Rita Hayworth, not to mention Dali and Stravinsky, has completed the most extensive renovation in its 85-year history.
All 440 rooms in the luxury six-story hotel have been refurbished and outfitted with double-glazed windows and insulation to address an old complaint about street noise. A health club has been added on the top floor.
ITT Sheraton bought the Palace in 1995, and paid $42 million to renovate it. The fourth floor's 75 rooms are now designated nonsmoking, and all rooms have been equipped with digital telephones, individually controlled air-conditioning, fire sprinklers, smoke alarms and television sets that receive 30 channels.
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Why the Palace Hotel?
• 1995: RJA contracted to evaluate the Hotel
• Compliance with prevailing Sheraton Fire Standards (SFS). (Now known as Starwood Fire Protection and
Fire Life Safety Design Requirements.)
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RJA Assignment• Survey building
– Develop report detailing deficiencies relative to SFS
– Provide potential solutions
• Automatic Sprinkler system design/drawings
• Fire Alarm & Notification system design/drawings
• Egress drawings
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Hotel Background
• Constructed in 1912 of generally non-combustible, protected construction
• 7 levels above ground
• Uses include Residential, Assembly, Mercantile, Storage, Business, and Back of House
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BuildingLayout
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Hotel Background
• Egress System
– Three exit stairs
• Travel distance and stair capacity adequate on guestroom floors when automatic sprinkler protection provided
– Main Entrance must be used as exit to provide sufficient egress capacity
• Egress plans must be updated to reflect this change
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Hotel Background
• Existing Fire Protection Systems– Fire Alarm and Detection System
– Portable Extinguishers
– Dry Standpipes
– Fire Hoses
– Shopping Arcade protected by automatic sprinklers
– Halon and CO2 systems in certain Back of House areas
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Planned Architectural Changes
• New Junior Suites
• New Executive Suites
• New Standard Guestrooms
• No renovation of Main Floor
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Sheraton Fire Standards (SFS) versus
1991 Norma Básica De La Edificación Sobre Condiciones De Protección Contra Incendios En Los Edificios (NBE-CPI)
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Sheraton Fire Standards (SFS) versus
1993 Ordenanza de Prevención de Incendios del Ayuntamiento de Madrid (ANM)
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RJA Survey Findings
• Existing fire protection systems were in working order
• Major findings
– Fire Suppression Capability
– Fire Detection & Notification
– Means of Egress
• Minor maintenance issues also identified
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Survey Findings - Automatic Sprinklers
• SFS required AS protection throughout
• Shopping arcade was only area with AS
• RJA determined methodology for retrofit of automatic sprinklers in all areas
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Survey Findings - Automatic Sprinklers
• Rotunda floor presented greatest installation challenge due to ornate ceiling
• Interstitial space recommended for routing of piping
• Estimated cost: $890,000 (40, 450 m2 at $22/m2) (1996 US dollars)
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Guestroom Sprinkler Example
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Survey Findings - Fire Pump Assembly
• Existing electric motor-driven pump lacked capacity to supply projected automatic sprinkler demand
• Existing pump not listed for fire protection service
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Survey Findings - Fire Pump Assembly
• Recommended installation of new fire pump assembly
• UL/FM listed diesel fire pump (at time, no comparable Spanish standard)
• Capacity of 750 gpm/2840 lpm
• Estimated cost: $65,000 (1996 US dollars)
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Survey Findings - Water Supply• Add Two Fire Hydrants
– SFS requires fire hydrants to supply water to responding fire department personnel.
– City of Madrid would install fire hydrants for a fixed fee.
– Estimated cost: $12,000 (1996 US dollars)
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Survey Findings: Addition of Fire Hydrants
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Survey Findings – Special Extinguishing Systems
• Remove Halon System
– SFS does not prohibit gaseous fire protection systems, but maintenance costs projected to increase
– Automatic sprinklers installed as substitute in boiler room, electrical substation, computer room and pastry room.
– Estimated cost: $4,000 (1996 US dollars)
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Survey Findings – Special Extinguishing Systems
• Remove Kitchen Hood CO2 Suppression System
– SFS did not recognize CO2 for kitchen hood protection
– Listed water spray nozzles connected to the new AS provided for kitchen hood protection
– Estimated cost: $3,000 (1996 US dollars)
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Survey Findings - Fire Detection & Notification System
• Existing Fire Alarm (FA) system installed 1987
• Half of guest room floors lacked smoke detection capability
• Class B wiring installed in plastic conduit
• Notification in common areas only by horns
• FACP located in vulnerable location
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Survey Findings - Fire Detection & Notification System
• RJA recommended complete replacement of fire alarm system
• Comprehensive smoke detection capability
• Manual fire alarm signaling
• 70 dBA notification in guestrooms
• One-way emergency voice communication
• Two-way fire fighter’s telephone system
• Estimated cost: $360,000 (1996 US dollars)
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Smoke Detection Placement
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Smoke Detection Placement
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Smoke Detection Placement
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Smoke Detection Placement
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Beam Smoke Detection
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Survey Findings - Means of Egress• Enclose Two Open Stairs
– Main and Service Stairs on the five guest room floors open to guest corridors
– SFS required separation to prevent vertical fire spread
– Recommended enclosure of stairs with 2-hour fire resistant construction
– Main Stair to include architectural features and incorporate tempered glass and sprinkler protection as providing equivalent fire resistance
– Estimated cost: $60,000 (1996 US dollars)
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Stairway EnclosureExample
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Survey Findings - Means of Egress
• Retrofit Existing Corridor Doors with Self Closing Mechanisms
– SFS required openings in corridor walls to be 20 minute fire resistance rated assemblies or 4.45 cm thick, solid bonded wood door doors with self closing and latching devices.
– Existing corridor doors provided an equivalent fire protection rating, but were not self closing and latching.
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Survey Findings - Means of Egress
• Retrofit Existing Corridor Doors with Self Closing Mechanisms
– Provide self closing devices on all corridor doors.
– Estimated cost: $50,000 (1996 US dollars)
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Survey Findings - Means of Egress• Retrofit Existing Shaft Doors with Self-Closing
Mechanisms
– Guest room floor utility shafts were 1-hour fire resistance rated units.
– SFS required shafts to have 2-hour fire resistance rating.
– Recommended making all openings self-closing.
– Estimated cost: $27,000 (1996 US dollars)
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Survey Findings - Means of Egress• Replace Exit Signage
– Existing exit signage was small and confusing.
– SFS required exit signs to be self luminous or electroluminescent
– Recommended replacing all signage with self-luminous signs, listed per Spanish regulations
– Estimated cost: $12,500 (1996 US dollars)
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Survey Findings - Means of Egress• Separate Two Stairs
• Two stairs are open to hazardous areas
– Stair on Calle De Medinacelli open to luggage storage room
– Stair on Calle de Cervantes open to the kitchen.
– Recommended separate both stairs from hazardous areas
– Estimated cost: $12,000 (1996 US dollars)
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Separation of Stairs
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Survey Findings - Means of Egress
• Add Emergency Lighting to Unlite Exterior Stair
• Estimated cost: $3,000 (1996 US dollars)
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Total Estimated Cost of Fire/Safety Renovations
~$1.6 million(1996 US dollars)
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• Fire & Life Safety upgrades driven by new owner’s
brand standard
• SFS requirements typically exceeded national & municipal requirements
• Historical or unique architectural features may require unusual equipment locations and routing
Example: Main Floor ceiling could have made AS/FA installation difficult. Interstitial space was used for piping and electrical conduit.
Summary
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15 Years Later…
Would we recommend the same solutions?
• Other NFPA Standards
• Performance Based Design Applications
• Fire Modeling
• Egress Models
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Thank You
Lisa E. VanBuskirk, P.E., LEED® AP
Rolf Jensen & Associates
Ezelsveldlaan 85
2611 RV Delft
Netherlands
US Cell Phone: +01 202 436 4273
NL Cell Phone: +31 (0) 61 559 1830
www.rjainc.com