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Home My WebLink About949 Pleasant Valley Road - Inspection Re L FIRE & LIFE SAFETY HAZARDS ABATEMENT PLAN OF CORRECTION Pleasant Valley Condominium Association 949 Pleasant Valley Road South Windsor, CT 06074 April 2011 -a >: 3Y i a - f -i Business Representative Accent Management Services LLC P. O. Box 608 Manchester, CT 06045 tel (860) 649-2927 fax (860) 371-2203 email: accentmgt@att.net Architect Pierz Associates 115 Garden Street Wethersfield, CT 06109 tel/fax (860) 563-9856 email:jpierzl 15@aol.com . r Pierz Associates Architecture—Planning—Interior Design Specializing in Code Compliance Issues 115 Garden Street,Wethersfield,CT 06109 tellfax:(860)563-9856 email:jpierzll5@aol.com April 2011 Jacob Derring,Director of Facilities Accent Management Services LLC P.0. Box 608 Manchester,CT 06045 Re: Abatement Orders of Fire&Life Safety Hazards-Plan of Correction Pleasant Valley Condominium Association 949 Pleasant Valley Road,South Windsor,CT 06074 Dear Mr.Derring: At your request we reviewed Abatement Orders from the local Fire Marshal pertaining to fire and life safety hazards at the Pleasant Valley Condominium buildings. We visited the site on several occasions to observe,photograph and measure existing conditions applicable to the abatement order. Issues were discussed with you and local officials. Requests for modifications of the code were prepared by us and accepted by the State where applicable. Corrective work for other non-compliant code items is necessary as indicated below. As agreed with local officials,work should immediately begin on Building 42. Work on buildings 43 through 411 shall proceed after inspection and approval of renovations to Building 42. Abatement items to be addressed are as follows: Violation No. 1: CFSC IV-31.2.2.2-A.Doors-Blocking exit corridor - Resolved per Modification of the Code by Office of the State Fire Marshal dated 01/27/11 Violation No.2:CFSC IV-31.2.2.3.1-A.Guard Rail-Spacing - Shall be brought into compliance with code as proposed herein. See attached technical specifications and drawings. Violation No. 3: CFSC IV-31.2.2.3.I-M.Handrail Graspability - Shall be brought into compliance with code as proposed herein. See attached technical specifications and drawings. Violation No.4: CFSC IV-31.2.2.3.1-N. Guardrail Height(Landings) - Shall be brought into compliance with code as proposed herein. See attached technical specifications and drawings. Violation No. 5: CFSC IV-31.2.2.3.1-0. Guardrail height(Stairs) Shall be brought into compliance with code as proposed herein. See attached technical specifications and drawings. Violation No.6:CFSC IV-31.2.2.3.1-P.Dimensional Uniformity(Interior Stairs) Resolved per Modification of the Code by Office of the State Fire Marshal dated 01/27/11 Pleasant Valley Condominium,South Windsor,CT,Abatement Plan of Correction,April 2011,Page 1 of 3 Violation No. 7: CFSC IV-31.2.2.3.1-P.Dimensional Uniformity(Exterior Stairs) - Shall be brought into compliance with code as proposed herein. See attached technical specifications and drawings. Violation No. S:CFSC IV-31.2.2.3.1-Q. Stair Headroom Shall be brought into compliance with code as proposed herein. See attached technical specifications and drawings. Violation No.9:CFSC IV-31.2.4.Number of Exits - A single exit is permitted by 31.2.4.4 based on modifications received and work that is proposed herein. See attached technical specifications and drawings. Violation No. 10: CFSC IV-312.1.Means of egress—storage,utility and laundry rooms Resolved per Modification of the Code by Office of the State Fire Marshal dated 01/27/11 Violation No. 11: CFSC IV-31.3.3.Interior Finish Wood paneling in the exit stairways shall be maintained as required with a fire resistant coating meeting Class A finish. Documentation shall be provided by the Management Agent to show that the surfaces are being properly maintained or that the coating has been reapplied in accordance with manufacturer's instructions. Violation No. 12:CFSC IV-31.3.6.Corridor Door Closers - Shall be brought into compliance with code as proposed herein. See attached technical specifications and drawings. Violation No. 13: CFSC V-20.9.2.1.Apartment Emergency Instruction Written instructions pertaining to location of alarms,egress paths and actions to be taken during an emergency acceptable to the South Windsor Fire Marshal shall be prepared by the Management Agent and provided annually to each dwelling unit. Records of providing such instruction and acknowledgement signatures by homeowners shall be maintained by the Management Agent. Violation No. 14: CFSC IV4.6.13.Non Required Maintenance and Testing-SA Written protocols that detail proper inspection and testing procedures for smoke alarms within each unit,and written records of such inspection and testing acceptable to the South Windsor Fire Marshal,shall be prepared and distributed to homeowners by the Management Agent. Manufacturer's instructions for the smoke alarms shall be provided to each homeowner and records of battery replacement with acknowledgement signatures shall be maintained by the Management Agent. Violation No. 15:CFSC IV4.6.13.Non Required Maintenance and Testing-E Lights - Written protocols for proper inspection and testing of emergency lights,and written records of such inspection and testing acceptable to the South Windsor Fire Marshal, shall be developed by the Management Agent. Included herein are photographs,specifications and drawings to illustrate required scope of work for items that have not been resolved by modifications of the code. Documents should be used to request approval from the local Fire Marshal,solicit bids from qualified contractors and to obtain a Building Permit for construction. Pleasant Valley Condominium,South Windsor,CT,Abatement Plan of Correction,April 2011,Page 2 of 3 L We bug that this information meets your needs. Do not hesitate to call if we can be of further assistance. Sincerely, ZAr�c�hittmcVStlaetleBuilding P vial Attached: Cover Page This Letter, 3 pages - Technical Specifications,cover&4 pages Drawings, 3 pages - Photographs,3 pages Pleasant Valley Card=Wu m,South Winba',CT,Abates Plan of Carrecdon,April 2011,Pap 3 of 3 Technical Specifications FIRE&LIFE SAFETY HAZARDS ABATEMENT PLAN OF CORRECTION Pleasant Valley Condominium Association 949 Pleasant Valley Road South Windsor,CT 06074 April 201f 01000 GENERAL Contractor shall provide all services,materials,and labor that are necessary to: 1)Create an automatic smoke and fire detection alarm system throughout the building 2)Replace or modify hardware at doors that open into the exit stairs 3)Modify guardrails and handrails at interior stairs 4)Provide headroom warning devices at an interior stair 5)Construct new assemblies at exterior stairs Including related items that are indicated herein,described in the plan of abatement,shown on the drawings and photographs,or can reasonably be implied therefrom. Contractor shall be licensed to do business in the State of Connecticut. Evidence of a valid license and evidence of worker's compensation and liability insurance shall be submitted to the Owner before contract is awarded. Contractor shall apply for,obtain,and pay for all permits. Work shall be done in accordance with applicable regulations,safety procedures,and current standards of construction,including the 2005/2009 Connecticut State Fire Safety Code,as applicable to existing buildings undergoing abatement renovations. As noted below,Contractor must submit shop drawings and technical data to the local Fire Marshal for review and approval before the start of work. Contractor shall verify existing conditions and dimensions prior to the start of work and shall be responsible for same. The Contractor shall contact the Architect before the start of work if there are any discrepancies between drawings and actual conditions that could hamper the successful completion of this project. Contractor shall remove and discard all demolition materials off site. The Owner has the right to salvage selected demolition items if it does not adversely affect the construction schedule. Construction shall take place on weekdays between the hours of 8 a.m.and 6 p.m.unless otherwise approved by the Owner. Contractor shall schedule and coordinate activities so as to minimize disturbances to tenants who will be occupying the premises during construction. Contractor shall patch and repair to original condition all surfaces disturbed or altered by construction and/or renovations. When the work is substantially complete,the Contractor shall contact the Owner to schedule a final inspection with the Architect and the local Fire Marshal. Contractor shall warrant all work,including materials and labor,for a period of not less than One (1)Year from the date of acceptance by the Owner. 02000 DEMOLITION Remove materials as required to prepare for new work. Protect fixtures,active utility lines and existing construction. If damaged,repair or replace at no additional cost. 02000 SITE WORK(Not in Contract) 03000 CONCRETE (Not in Contract) 04000 MASONRY(Not in Contract) Pleasant Valley Condominium Abatement Project Specifications,April 2011,Page 1 of 4 05000 METALS Provide hot dipped galvanized bolts, screws,nails,connectors,brackets,and miscellaneous metals as required for a complete job. 06000 WOOD&PLASTICS Framing lumber shall be Hem Fir 92 or better with 19%moisture content. Provide pressure treated lumber at exterior stair assemblies and other areas that may be subject to moisture infiltration. Modify existing guardrails at interior stairs. Height of guardrails at second floor shall be 42 inches measured vertically from the floor to the top of the rail. Height of guardrails along the run of the stair need only be 30 inches minimum to maximum 38 inches measured vertically from the leading edge of the stair treads. Spaces between balusters shall be such that a 4-inch-diameter sphere cannot pass through any opening up to a height of 34 inches. From a height of 34 inches to 42 inches above the adjacent walking surfaces,a sphere of 8 inches in diameter shall not pass. Provide new handrails. Height of handrails,measured above stair tread nosing,shall be at 36 inches. Handrails shall be 1-1/2 inches diameter wood or metal,mounted not less than 1-1/2 inches from the surface of the wall or guardrail. Handrails shall extend horizontally at least 12 inches beyond the top riser and continue to slope for the depth of one tread beyond the bottom riser. Ends of handrails shall return to the wall or guardrail at the top and bottom of each run. Handrails may terminate at the top and/or bottom riser if extensions,due to existing conditions, would create unsafe conditions. 07000 THERMAL &MOISTURE PROTECTION(Not in Contract) 07270 FIRE STOPPING SEALANTS Submit technical data for fire-stopping sealant to the Fire Marshal for approval prior to installation. Provide fire-stopping sealant at all voids in penetrations through fire resistant rated assemblies such as partitions between apartments and at exit stair enclosures. Material shall be equal to Rectorseal Metacaulk. Sealant shall have intumescent properties that cause it to expand when heated and will act to prevent the spread of flames,smoke,gas and water through penetrating openings. Sealant shall be listed and tested in accordance with ASTM E-84 and UL 1479 Fire Test Standards for 1-hour ratings in addition to ASTM E-84 and UL 723 surface burning characteristics. Provide products that are appropriate for the penetration conditions in accordance with manufacturer's recommendations. 08000 DOORS Submit Shop Drawings and technical data for door hardware to the Fire Marshal prior to installation. Modify hardware on existing doors to provide a self-closer on each apartment door and other doors that open into the exit stairways where existing closers do not function as intended. Self- closers shall be equal to American Eagle 5100 Series by PDQ Manufacturing. Closers shall be Pleasant Valley Condominium Abatement Project Specifications,April 2011,Page 2 of 4 listed by UL,comply with UL 10C for positive pressure,conform to the requirements of ANSI A156.4 Grade 1,and carry a 25-year manufacturer's limited warranty. 09000 FINISHES Stain and seal new wood handrails,guardrails and stair assemblies. Patch floors,ceilings,wills, siding and trim within areas that are disturbed by renovations. Finish all work to match and blend to existing conditions. 10000 SPECIALTIES Provide headroom warning and protective devices along beam at bottom of U-shaped stair. Devices shall be equal to rubber edging(possibly cut from a garden hose)with glow-in-the-dark covering to alert occupants of the low headroom and protect them from injury. 11000 EQUIPMENT(Not in Contract) 12000 FURNISHING(Not in Contract) 13000 FIRE DETECTION AND ALARM SYSTEM Provide fire detection and alarm system with occupant notification throughout the building. The system shall be designed, installed and tested in accordance with the provisions of NFPA 72. Designer shall be a registered fire alarm technician or registered fire protection engineer, employed by the fire alarm control panel manufacturer,contractor or installer with experience designing fire alarm system in the jurisdictional area of the authority having jurisdiction. Installer shall be a firm certified in Connecticut as a fire alarm installer with minimum 3 years documented experience installing fire alarm systems of the specified type and providing contract maintenance services as a regular part of business. Instructor shall be experienced in technical instruction,have an understanding of fire alarm theory,and able to provide the required training to Owner's representatives. Provide products that meet or exceed performance by: SimplexGrinnell;Honeywell Security& Fire Solutions/Gamewell Company;Notifier;or,Edwards Systems Technology. All devices shall be by the same manufacturer. Contractor shall submit Shop Drawings for the fire detection and alarm system to the Fire Marshal for approval prior to installation. Provide technical data, floor plans,riser diagrams and description of operation to illustrate locations of all components,including heat detectors, smoke detectors,alarm equipment,wiring,conduit,transmitters for communication with supervising station and related devices. Submission shall include manufacturer's detailed data sheet for each control unit, initiating device,notification appliance and Certification by the Contractor that the system will comply with applicable code and referenced standards, including NFPA 70-National Electrical Code and NFPA 72-National Fire Alarm Code. Power for the detection and alarm system shall be received from the building wiring and shall be equipped with a battery backup. Wiring shall be permanent,either concealed within the structure or in conduit,and without a disconnecting switch other than as required for overcurrent protection. Pleasant Valley Condominium Abatement Project Specifications,April 2011,Page 3 of 4 The system shall include: a fire alarm panel;heat detectors within each apartment located opposite the center of and inside any door that opens into the exit stairway;and,smoke detectors located inside each storage, laundry and electrical room that opens into the exit stairway. Provide audible notification to all occupants and visual devices in the common areas in accordance with NFPA 72-National Fire Alarm Code and ICC/ANSI A 117.1-American National Standard for Accessible and Usable Buildings,and distributed throughout the building as acceptable to the authority having jurisdiction. Manual fire alarm pull boxes shall be provided at all exit doors. The fire alarm system shall be arranged to automatically transmit the alarm to the municipal fire department via an auxiliary alarm system,central station connection,proprietary system or remote station connection in accordance with NFPA 72,and as acceptable to the authority having jurisdiction. Notify the Owner's management agent and local authorities having jurisdiction and comply with their requirements for scheduling inspections and tests and for observation by their personnel. Provide tools,software and supplies required to accomplish inspection and testing. Perform inspection and testing in accordance with NFPA 72 and requirements of local authorities. Maintain a log and document each inspection and test. Correct defective work,adjust for proper operation,and retest until entire system complies with requirements of the code. Demonstrate proper operation of equipment to the Owner's management team and submit a copy of system products and maintenance requirements to the Owner. Provide an NFPA 72"Record of Completion"filled out completely and signed by installer and authorized representative of the authority having jurisdiction. Provide a Warrantee to the Owner of not less than One Year for all system components. 14000 CONVEYING SYSTEMS(Not in Contract) 15300 FIRE SUPPRESSION SYSTEM(Not in Contract) 15400 PLUMBING FIXTURES(Not in Contract) 16000 ELECTRICAL Provide all materials and accessories necessary to assure proper operation of electrical equipment. Emergency Lighting: Verify that emergency lighting fixtures throughout the exit stairways are connected to the general source of illumination and that in the event of power failure to general illumination fixtures, emergency lighting fixtures shall automatically illuminate the exit passageways. The emergency lighting fixtures shall consist of batteries that shall provide power for not less than 90 minutes. End of Technical Specifications See attached drawings and photographs(3 each)for additional information Pleasant Valley Condominium Abatement Project Specifications,April 2011,Page 4 of 4 BALCONY 4ALCONY gar• APARTMENT' N'ARTME _ APARTMENT i i APARTMENT APARTIMI APARTMENT' a ,cr r Mcow HAI.CONY , HEAT DETECTOR INSIDE EVERY APARTMENT DOOR AND SMOKE DETECTOR INSIDE EVERY OTHER DOOR THAT Secom Fbor Pk° OPENS INTO THE EXIT STAIR ENCLOSURE swe.-Mir-row • APARTMENT • APARTMTW • • "AR17AIW , 1 f • APARTMENT • • APARIWOW APARTMENT ' SCHEMATIC CUNCEPT PLA NS FOR I ate:inc°�ro„ vunpn.ern wiruv Ai.Au" CVCTE"Mr 44 HEADROOM WARNING 1-1/2"DIAMETER DEVICES HANDRAIL AT AT LOWER WALL OF STAIR i� LEVEL BEAM i EXTEND TOP OF See Specifications EXTEND TOP OF GUARDRAILS'7 For Technical GUARDRAILS Requirements And Options TYPICAL PLANS AT EXISTING INTERIOR STAIRS Scale: 3/8"= IT" lv 2x4 TOP RAIL -- 1-1/2"DIAMETER — WITH 2x2 POSTS HANDRAIL p . AT EXTENSION a 2x6 TOP RAIL WITH 2x2 POSTS d' @+/-9"O.C. AT EXISTING GUARDRAIL + ON LEVEL 2 EXISTING STAIRS —►rtrnrt.A T 1Mr.+rV•rz 0 A 11P 1C1WV0r+ti►r&- ry rn W10T 1D CTA 1rDQ t �4 .`yyP �..k- K 1 - I_ t } {r3 r z st Y ly l Fa� ey Cc�ndomnium=2U1batttnt ` Correction 4xistig Conditions at;Tnteno r ? S6 { F fi3F g _ . � r r 3� �x G t ? � t _ f3E 32zL ;. 3sYY �7. .LC amle _01r NO ya r WvV rzz to 2 J K4'v 11" 'UM&DVUtLL. it%rxwu &� 11"MNAIUM EACH M1IgMUM s . - 1-11r DIAMETER HANDRAIL. ATTACHED TO z 4x4 POSTS f PROPOSED LINE OF TREADS A1'rTI RISERS 1-1/2"DIAMETER 00 __- HANDRAIL 4x4 POSTS -2xi.2 STRDWYMS W { Q 3/4"TREADS e i y TYPICAL LIME OF AND RISERS EXISTINCr TREADS AND RISERS T T AL DETAILS AT EXISTING EXTERIOR STAIRS Scale: 3/4"=1"0" TOMAM COMTRUCT NEW A�EMBLIF8 AT FOUR �Att EX1'ER10R STAIRS ApARTMM APARTMW f See Specifications For Tedbi4ml i Rgquh"Mts And Options APART' APAit . APART MEW Sas1a:411G��I'6 Pkmsst Val►C0vd0m&ivGk r � e � F I I , 'i r 1. ■ ICI I I (�MM� fI I 9m gt ,�,y�xk X^�er•. h