Fire Protection Design Requirements: 2811 Kirby (Lily River Oaks), Houston, TX
Meta Description: Fire protection design requirements for the $270M, 38-story Lily River Oaks high-rise in Houston's Upper Kirby District, covering NFPA codes and required systems.
Section 1: Project Overview
Southern Land Company initiated construction in April 2026 on a mixed-use development at 2811 Kirby Drive. The primary residential tower contains 331 luxury units across 38 stories, while a secondary office tower reaches 10 stories with approximately 107,000 square feet of Class AA space. Ground-level restaurant and shared parking complete the 953,000-square-foot program, targeted for 2028 completion.
The 38-story height "far exceeds the 75-foot occupied-floor threshold established by the International Building Code," triggering high-rise fire protection classifications with mandatory suppression, detection, smoke control, and emergency communication requirements.
Section 2: Fire Protection Challenges
Mixed occupancy complexities: The structure combines R-2 residential, B office, A-2 restaurant, and S-2 parking in one envelope, each requiring distinct sprinkler types, notification sequences, and egress configurations.
Suppression hydraulics: "Houston's adopted NFPA 13 (2019) requires hydraulic calculations demonstrating adequate flow and pressure" across 38 floors, necessitating multiple pressure zones with intermediate valve stations.
Voice evacuation: "IBC 2021 Section 907.2.13 requires an emergency voice/alarm communication system in all high-rise buildings," including in-unit notification and phased evacuation sequences.
Stairwell pressurization: "IFC 2021 Section 909 conditions for mechanical smoke control" must integrate with fire alarm sequence operations.
Section 3: Required Systems Table
| System | Code | Requirements |
| Automatic Sprinkler System | NFPA 13, 2019 | Full coverage; residential listed heads; hydraulic design by pressure zone |
| Fire Pump | NFPA 20, 2019 | Required for upper zones; diesel backup |
| Standpipe System | NFPA 14, 2019 | Class I; 2½-inch hose connections per floor |
| Fire Alarm/Voice Evacuation | NFPA 72, 2019 | Emergency voice system; phased evacuation |
| Stairwell Pressurization | IFC 2021 §909.20 | Positive pressure differential in exit stairways |
| Smoke Control | IFC 2021 §909 | Podium/lobby mechanical evaluation required |
| Firefighter Elevator | IBC 2021 §3007 | Required above 120 feet |
| Emergency Power | NFPA 110, 2019 | Generator backup; minimum 2-hour run time |
Section 4: Design Considerations
Early decisions regarding pressure zone boundaries, pump room configuration, occupancy-specific evacuation sequences, and sprinkler head selection determine plan review efficiency. Establishing these parameters during schematic design prevents costly redesigns during construction documents.
Section 5: ProTech CDS Services
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Section 6: Call to Action
High-rise projects in Texas or other states can access complete fire protection design packages through lockin.protechcds.com.