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architectural analysis 227 southARCHITECT J E F F R E Y S C O T T P E N N 77 Worthington Road, Huntington, MA 01050 tel. 413-667-5230 fax. 413-667-3082 jspsed@verizon.net 13 August 2018 Draft Investigation and Analysis 227 South Street Northampton, MA 01060 General 227 South Main Street was built as a Residential building c. 1884 and most recently used as a multi-family residence with a commercial first floor (veterinarian). The building currently has one occupied residential unit. The owner intends to renovate the existing structure and add new space for a total of eight residential units and no commercial. Thus the building will be proposed as Use Group R-2 with construction type VA and include a NFPA 13R fire suppression sprinkler system. The building is in Northampton Zone URB. IEBC 2015 references 301.1.1 – Prescriptive Compliance Method – shall be used Chapter 4 Prescriptive Compliance Method 401.2.1 – existing materials may remain in use (unless deemed unsafe by Building Inspector) 401.1.2 – new and replacement materials shall meet code 402 – additions 402.3 and 402.4 – existing structure carrying Gravity and Lateral loads – shall comply; we will engage an engineer to write a report on the building structural conditions and requirements 403 – alterations shall be no less conforming than existing conditions 403.3 and 403.4 – existing structure carrying Gravity and Lateral loads – shall comply; we will engage an engineer to write a report on the building structural conditions and requirements 403.6 – wall anchorage for unreinforced masonry – shall comply if reusing the brick walls 403.9 – volunteer seismic improvements – shall be part of engineers report 403.10 – smoke alarms – see IFC 1103.8 – shall comply 406 – glass replacement and replacement windows 406.2 – we intend to reuse perfect windows and replace degraded with compliant windows as well as all new compliant windows including proper egress dimensions from all bedrooms 406.3 – replacement windows emergency escape and rescue openings – 1. may use largest window to fit in opening when replacing; but propose all compliant 407 – change of occupancy 407.1 – shall be no less compliant than prior 407.4 – structural – no change in risk 410 accessibility 410.5 – additions – shall comply 410.6 – alterations – shall comply 410.8.7 – we have less than 20 units (17 bedrooms) no type A required; propose 1 type A unit 410.8.8 – type B dwellings – all shall comply IFC 2015 REFERENCES (CHAP 18 MA) 18.2.3.1.4 When fire department access roads cannot be installed due to location on property, topography, waterways, nonnegotiable grades, or other similar conditions, the AHJ shall be permitted to accept alternatives proposed by the owner of the building to allow additional fire protection features, up to and including the installation of an approved fire sprinkler system installed in accordance with the Building Code, cistern(s), additional fire hydrant(s), or similar devices or systems. 18.2.3.2. Replace with the following: 18.2.3.2 Access to Buildings and Facilities. 18.2.3.2.1.1. Replace with the following: 18.2.3.2.1.1 Where a townhouse as defined in the Building Code, is protected with an approved automatic sprinkler system that is installed in accordance with NFPA 13D or NFPA 13R, as applicable, the distance in 18.2.3.2.1 shall be permitted to be increased to 150 ft (46 m). 18.2.3.2.2.1. Replace with the following: 18.2.3.2.2.1 When buildings are protected throughout with an approved automatic sprinkler system that is installed in accordance with NFPA 13 the distance in 18.2.3.2.2 shall be permitted to be increased to 250 feet. 18.2.3.4.1.1. Replace with the following: 18.2.3.4.1.1 Fire department access roads shall have an unobstructed width of not less than 20 feet (6.1 m). Fire department access roads constructed in the boulevard-style shall be allowed where each lane is less than 20’ but not less than 10’ when they do not provide access to a building or structure. 18.2.3.4.2.1. Add 18.2.3.4.2.1 Permeable drivable surfaces, that meet loading of 18.2.3.4.2, are allowed when approved by the AHJ. When approved, the permeable surfaces shall be identified by a method acceptable to the AHJ. 18.2.3.4.3.1. Replace with the following: 18.2.3.4.3.1 The minimum inside turning radius of a fire department access road shall be 25 feet. The AHJ shall have the ability to increase the minimum inside turning radius to accommodate the AHJ’s apparatus. 18.2.3.4.6.1. Replace with the following: 18.2.3.4.6.1 The gradient for a fire department access road shall not exceed 10%, unless approved in writing by the AHJ. 18.2.3.4.8. Add 18.2.3.4.8 Travel in the Opposing Lane. The use of the opposite travel lane is prohibited in the design of all new fire apparatus access roads. IBC 2015 references with MA addenda 310.4 – Use Group R-2 420.2 – separation walls – walls separating dwelling units and sleeping units shall be constructed as fire partitions (see 708) – propose 1 hour 420.3 – horizontal separation – floor assemblies dwelling units and sleeping units shall be constructed as horizontal assemblies (see 711) – propose 1 hour 420.5 – automatic sprinkler system (see 903.2.8, 903.2.6 and 903.3.2) propose NFPA 13R 420.6 – fire alarm system and smoke detection (see 907.2.9 and 907.2.11) shall comply 504.3 (and Table) – allowable building height R-2, S13R, VA – 60' – propose 35' 504.4 (and Table) – allowable building stories R-2, S13R, VA – 4 story – propose 3 story 506.2.3 (and Table 506.2) – allowable area R-2, S13R, VA – 12,000sf – propose 3,972sf 509 (and Table) – incidental uses (possible mechanical room) Table 601 – fire-resistance ratings – VA = all elements 1 hour except nonbearing partitions but we propose 1 hour protection throughout Table 602 – Fire resistance based on separation distance (Fire Separation Distance lot line, center of street or halfway between two buildings on the lot – 38' south (0 hour), 21' north (R = 0 hour) 602.5 – Construction type V: any materials permitted by this code 703.2.5 – exterior of bearing walls – not required 704 – fire resistance rating of structural members – shall comply 704.2 – column protection 704.3 – primary structural frame 704.4 – protection of secondary members 704.5 – Truss protection – shall comply 705 – exterior walls 705.2 (and Table) – projections 705.2.3 – combustible projections 705.8 (and Table) – openings 707.3.2 and 707.3.3 – Fire Barriers (see 1023.1 and 713.4) 708 – fire partitions – shall comply; propose 1 hour throughout 708.3 – fire partitions = 1 hour protected; exception 1. corridors ½ hour (see Table 1020.1) – propose 1 hour throughout 708.4 – continuity – walls to underside of floor or roof sheathing (see 718.2 and 718.3) exc. 3. wall up to ceiling if ceiling is protected; exc. 5. attics 711 – floor and roof assemblies 713.4 – fire resistance rating for shafts = 1hr up to three stories 714 – penetrations – shall comply Table 716.5 – fire Barrier (none present); fire partition – 1 hour = ¾ hour door (thus doors into bedrooms) 718.3 – draftstopping in floors – shall comply at dwelling/sleeping separations Table 803.11 – interior finish requirements based on group; spr. R-2 = “C” all locations 901.2.1.3 – three tiers of documents required: general plan, shop drawings and as built 903.2.8 – required sprinklers (see 903.3) 903.2.11.1.3 – basement requires sprinklers if any portion more than 75' from opening 903.3.1.1 – NFPA 13 systems 903.3.1.2 – NFPA 13R systems: R use group up to 4 stories and 60' high 903.3.1.2.1 – balconies and decks and patios – sprinklers required where roof or balc. above 903.3.2 – quick response and residential sprinklers 3. in dwelling and sleeping units 903.3.5 – include backflow preventer 903.3.5.2 – residential combination services: domestic and fire suppression loads shall be added 903.4 – sprinkler system supervision and alarms – electronic supervision exc. 3. NFPA 13 R system do not require shutoff for sprinklers 903.4.1 – MA requires alarm, supervisory and trouble signals shall be distinctly different and transmitted to one of three NFPA locations as listed 903.4.2 – audible device at exterior of building 903.4.4 – re-transmission of alarm signals 905.3.1 – standpipe systems – required if top floor is 30' above fire dept. access level Not req. 906.1 – portable fire extinguishers exc. R-2 shall have one in each dwelling min. rating 1-A:10-B:C (plus basement) 907 – fire alarm and detection systems 907.1.1 – contract document requirements 907.2 exc. 2: manual fire alarm box not required in R-2 907.2.2.1 – MA exempts R-2 manual fire alarm system when auto. sprinklers and auto. occupant notification present 907.2.9.2 – smoke detectors 907.2.11 – single and multiple station smoke alarms requirements 907.2.11 – R-2 locations: 1. ceiling or wall outside bedrooms; 2. in sleeping room; 3. in each floor (omit uninhabited attics) 907.2.13.2 – fire dept. communication system – see IFC 510 (determined by Fire Marshall) 907.5.2.3.3 – in group R-2 the alarm system shall have the capability to support visible alarm notification (see 521 CMR for confined spaces etc. ie. lavatories, bathrooms) 911 – fire command center – if required 200sf 912 – fire department connections 912.7 – connecting to any sprinkler will serve all sprinklers and connecting to any standpipe will serve all standpipes 915.2 – CO detectors locations: 915.2.1 dwelling units – outside in the vicinity of bedrooms; 915.2.2 sleeping units – in bedrooms exc. omit inside bedroom if no fuel burning in the room and no forced air furnace 1003 – means of egress 1006.2.1 exc. 1. in group R-2 one means of egress is permitted within and from individual dwelling units with a maximum occ. Load of 20 where the dwelling is equipped throughout with an automatic sprinkler system and egress travel is less than 125' (and egress windows) 1006.3.2 – single exits cond. 1. occupant load and distance does not exceed Table 1006.3.2(1) Table 1006.3.2(1) – stories with 1 exit for R-2 = serving max. 4 dwellings, max. 125' egress travel (each unit has compliant separate entrance and exit except apt. 3, second floor of the orig. building with its own stair and single entrance/exit – 1607sf = 9 people max.) 1009 – accessible means of egress 1009.1 – not less than one – propose ramp to apt. # 1 1009.3 stair width exc. 2. 36” wide if sprinklers; exc. 5 omit area of refuge if sprinklers 1011 – stairways 1011.2 – width – exc. 1. R may be 36” if less than 50 occupants 1011.5.2 – risers and treads: max. 7” rise 11” min. run; exc. 3. R-2 interior to unit may be max. 7 3/4” rise 10” min. run 1010.1.5 – floor elevation relating to adjacent interior exc. 5. type B dwelling units may have landing max. 4” lower than interior level 1010.1.6 – landings at doors – shall be width of door or stair (whichever is greater) and exc. R-2 36” landing length in the direction of travel 1015.2 – guards required – where 30” or greater drop within 36” 1015.8 – window openings shall be protected if sill is less than 36” high (see means) Table 1020.1 – corridor fire-resist. rating for R if less than 10 occupants with sprinklers = .5hr Table 1020.2 – corridor width if less than 50 occupants = 36” 1023.1 – interior exit stairways and ramps – enclosed, protected path to exterior 1023.2 – interior exit stairways and ramps - “fire Barrier” (see 707) = 1hr connecting less than 4 stories 1024.2 – exit passageways width 36” if less than 50 occupants 1024.3 – exit passageways construction – 1hr 1100 – accessibility 1107.6 – R-2 requirements 1107.6.2.2.1 – Type A units – required if more than 20 dwelling or sleeping units (have 17, will provide one Type A unit) 1107.6.2.2.2 – Type B units – all required to be if more than 4 dwelling or sleeping units – will comply see Table 2304.10.1 – Fastening Schedule 2406.4 – hazardous locations of glazing requiring safety glazing: 2406.4.1 – in doors 2406.4.2 – glass adjacent to doors (within 24”) 2406.4.3 – in windows if all: 1. greater than 9sf; 2. 18” or less glass to floor; 3. top of window more than 36” above floor and a walking surface is within 36” of the window 2406.4.5 – glazing and wet surfaces – any window in a bathroom with a shower or tub and closer than 60” to the tub or shower 2406.4.6 – glazing adjacent to stairs and ramps and less than 60” above the surface shall be safety glazing except: 1. if a guard is before the window and max. 18” from it; 2. if any walking surface is 36” or more from the window 2406.4.7 – glazing adjacent to the bottom stairway landing less than 60” above the surface and less than 60” away from a tread nosing except. If the glazing is protected by a guard less than 18” away Table 2902.1 – min. # of required plumbing facilities – R-2 = 1 toilet per dwelling, 1 lavatory per unit, 1 tub or shower per unit, 1 kitchen sink per unit and one automatic clothes washer connection per 20 dwellings – shall comply and include laundry in each apt. Northampton Special Permit Submission Requirements from Chapter 350 – 10.1 Zone URB (1) The requested use protects adjoining premises against seriously detrimental uses (project adds slope debris protection for downhill neighbor; maintains and adds vegetated buffers). If applicable, this shall include provision for surface water drainage (Plan S3 produced), sound and sight buffers and preservation of views, light, and air (no impediments are proposed); and (2) The requested use will promote the convenience and safety of vehicular and pedestrian movement within the site and on adjacent streets (comply), minimize traffic impacts on the streets and roads in the area (reduction in vehicular visits, reducing curb cuts from two to one). If applicable, this shall include considering the location of driveway openings in relation to traffic and adjacent streets (reducing sidewalk crossing to one location), access by emergency vehicles (providing mountable curb and clear accessway), the arrangement of parking and loading spaces (optimized), and provisions for persons with disabilities (comply with path and parking space); and (3) The requested use will promote a harmonious relationship of structures and open spaces to the natural landscape, existing buildings and other community assets in the area (comply); and (4) The requested use will not overload, and will mitigate adverse impacts on, the City's resources including the effect on the City's water supply and distribution system, sanitary and storm sewage collection and treatment systems, fire protection, streets and schools (comply); and (5) The requested use meets any special regulations set forth in this chapter; and (6) The requested use bears a positive relationship to the public convenience or welfare. The use will not unduly impair the integrity of character of the district or adjoining zones, nor be detrimental to the health, morals, or general welfare. The use shall be in harmony with the general purpose and intent of the ordinance (comply); and (7) If applicable, the requested use will promote City planning objectives to the extent possible and will not adversely effect those objectives, as defined in City master or study plans adopted under MGL c. 41, § 81C and 81D (comply). § 350-11.2 Projects requiring site plan approval as intermediate projects. No building permit, zoning permit, or special permit shall be issued for the following intermediate projects prior to the review and approval of a site plan in accordance with this section: A. Projects which involve new construction or additions of between 2,000 square feet and 5,000 square feet of gross floor area (excluding single-family dwellings, expansions in the CB District that do not involve footprint expansions, and projects used exclusively for agriculture, horticulture or floriculture). Propose approx. 4510 sq. ft. gross additions; 2210 sq. ft. footprint B. Projects for which this chapter requires the provision of six to nine additional parking places. (proposing reducing paved area to maintain 13 parking spaces) C. Projects which require a special permit and which are not otherwise intermediate or major projects except that, notwithstanding any of the requirements of § 350-10.12, the following projects do not require site plan approval: accessory apartments (§§ 350-5.2 and 350-10.10), accessory structures (§§ 350-5.2 and 350-6.7), accessory uses (§§ 350-5.2 and 350-5.3), historic association and nonprofit museum (§§ 350-5.2), home business (§ 350-5.2 and 350-10.12) and signs (§ 350-7) of this chapter. § 350-11.5 Procedures. A. Application for site plan approval shall be made to the City Clerk and the Office of Planning and Development on forms provided for that purpose, accompanied by the required fee. The Planning Board shall adopt specific rules governing paper and electronic application and the number of copies. B. The application for site plan approval shall be accompanied by a site plan, drawings and supporting documentation in a form specified by rules and regulations which shall show, among other data, the following: (1) Locus plan (shown); (2) Site plan(s) at a scale of one inch equals 40 feet (or greater) showing the following: (a) Name and address of the owner and the developer, name of the project, and date and scale of plans (shown S1); (b) The location and boundaries of the lot, adjacent streets or ways, the location and owners names of all adjacent properties and those within 300 feet of the property line, and all zoning district boundaries (S3 has adjacent owners; abutters list will be produced); (c) Existing and proposed structures, including setbacks from property lines, structure elevations, and all exterior entrances and exits. Elevation plans of all exterior facades of proposed structures are required for towers and strongly encouraged for other structures (shown); (d) Present and proposed use of the land and buildings (shown); (e) Existing and proposed topography at two-foot contour intervals, showing wetlands, streams, surface water bodies, drainage swales, floodplains, and unique natural land features (for intermediate projects the permit granting authority may accept generalized topography instead of requiring contour lines) (shown S3); (f) Location of parking and loading areas, public and private ways, driveways, walkways, access and egress points, including proposed surfacing (shown); (g) Location and description of all stormwater drainage facilities (including stormwater detention facilities, water quality structures, drainage calculations where applicable, and drainage easements), potential water quality impacts, planned best management practices (BMPs) during the construction phase, and the planned BMPs to be used to manage runoff created after development. For major projects, applicants shall incorporate green infrastructure and low-impact design to the extent feasible. For major projects that do not trigger a separate stormwater permit, applicants shall submit information on all analysis conducted to incorporate low-impact design and green infrastructure. Major projects that do not trigger separate stormwater permitting must provide a proposed inspection schedule for the project during construction and upon completion. Inspections shall be performed by a qualified professional as confirmed by the Planning Board (shown S3); (h) Location and description of public and private utilities, sewage disposal facilities and water supply (shown); (i) Existing and proposed landscaping, including trees and other plantings (including the size and type of plantings), stone walls, buffers, screening, and fencing. Landscape plans must be designed and stamped by a certified landscape architect or arborist. An adequate schedule for maintenance, during the first two years, must be specified on the plans (landscaping to be verified by Architect; Stormwater and Topography by PE); (j) Location, dimensions, height, color, illumination of existing and proposed signs (shown); (k) Provisions for refuse removal, with facilities for screening of refuse when appropriate (trash bin shed is shown); (l) An erosion control plan (for major projects only) and any other measures taken to protect natural resources and water supplies (shown); (m) A photometric plan showing conformance with § 350-12.2. (shown; Bill Graham) (3) Estimated daily and peak hour vehicle trips generated by the proposed use, traffic patterns for vehicles and pedestrians showing adequate access to and from the site, and adequate vehicular and pedestrian circulation within the site. In addition, major projects, as defined above, shall prepare a traffic impact statement including the following information (see S3) (a) Traffic flow patterns at the site including entrances and egresses, loading and unloading areas, and curb cuts on site and within 100 feet of the site. (b) A plan to minimize traffic safety impacts of the proposed project through such means as physical design and layout concepts, staggered employee work schedules, promoting use of public transit or van- or carpooling, or other appropriate means. For new commercial, office, and industrial buildings or uses over 10,000 square feet, this plan shall evaluate alternative mitigation methods to reduce traffic by 35%, including: [1] Public transit, van- and car-pool incentive programs, including parking facilities and weather-protected transit shelters; [2] Encouraging flexible hours and workweeks (N/A) [3] Encouraging pedestrian and bicycle access to the site (Bicycle parking shown) [4] Provision of integrated land uses, including on-site services (playscape to be provided, private and shared gardens provided), retail, and housing. (c) A detailed assessment of the traffic safety impacts of the proposed project or use on the carrying capacity of any adjacent highway or road, including the projected number of motor vehicle trips to enter or depart from the site for daily-hour and peak-hour traffic levels, road capacities, and impacts on intersections. Said assessment may be based on the proposed mitigation [in the plan required by Subsection B(2) above] (see S3). (d) An interior traffic and pedestrian circulation plan designed to minimize conflicts and safety problems. (comply) (e) Safe and adequate pedestrian access, including provisions for sidewalks and/or bike paths to provide access to adjacent properties and adjacent residential neighborhoods, as applicable, and between individual businesses within a development. (4) Other information as may be necessary to determine compliance with the provisions of this chapter. C. Site plans submitted for major projects shall be prepared (and stamped) by a registered architect, landscape architect, or professional engineer. D. Upon written request, the Planning Board may, at its discretion, waive the submission by the applicant of any of the required information, provided that the applicant provides some written information on each of the items in Subsections B(3)(a), (b)and (c) above and explains why a waiver is appropriate.