2014-07-28 code study report & drawingsarchitecture
interior design
planning
Phase Zero Design, Inc.
8 Wilcox Street
Simsbury, CT 06070
t 860.264.1624
f 860 264 1628
www.phasezerodesign.com
July 28, 2014
City of Northampton
Attn: Louis Hasbrouck
Building Commissioner
Puchalski Municipal Building
212 Main Street
Northampton, MA 01060
Re: Gawith Hall
Code Study for Residential Usage
Description:
Perform a Code Study of the existing conditions of this property, highlighting
conflicts with current building code, life/safety code, ADA compliance, ventilation
requirements, and parking. A code study was performed based upon existing
conditions, respective of intended Change of Occupancy to Residential use. It is
understood that the property owner wishes to renovate the existing mixed use
building into apartments.
A site visit was performed on 7/8/2014 where the entire building and parking area
were examined for issues related to this project.
Existing Building Data:
Construction Type: IIIb (non-protected)
Existing Occupancy Types: B (Business) occupancy, A-2 (Assembly), R-2
(Residential), and S-1 (Storage) occupancy in basement. A few
occupancy types do not appear to be separated by a fire partitions at
various locations.
Height & Areas limitations: 55’, 3 stories, 19,000 SF/story
o Building is within limitations without use of increase due to
sprinklers
Floor areas / Occupancy (max calc for B):
o Basement: 12,114 SF / 122 occ
o First Floor: 12,295 SF / 123 occ
o Second Floor: 12,178 SF / 122 occ
o Third Floor: 9,336 SF / 94 occ
§ Total SF: 45,923 SF
Building is fully sprinklered
Proposed Changes to Building Data:
Phase Zero Design, Inc.
8 Wilcox StreetSimsbury, CT 06070
t 860.264.1624f 860 264 1628
www.phasezerodesign.com
Proposed Occupancy Types: Non-separated R-2 (Residential), B
(Business), A-2 (Assembly), and S-1 (Storage). Many of the same
occupancy’s are proposed to remain, however the configuration is
designed to accommodate a greater amount of R-2, see the attached
drawings.
Height & Areas limitations
o (R-2): 4 stories at 55’ and 16,000 SF/story
o (B): 3 stories at 55’ and 19,000 SF/story
o (A-2): 4 stories at 55’ and 16,000 SF/story
o (S-1): 4 stories at 55’ and 16,000 SF/story
o Due to the building being fully sprinklered, the above allowable
areas shall be increased by 200% and the height shall be
increased by 20’ (60’ max. for R-2) and one story.
Occupancy classification:
o Basement:
§ (B) & (S-1)
o First Floor:
§ (R-2), (B), & (A-2)
o Second Floor:
§ (R-2) & (B)
o Third Floor:
§ (R-2) & (B)
Parking Requirements:
Parking has been previously negotiated with and approved by the City of
Northampton for the entire property, accounting for the proposed uses of each
building thereon. The analysis and negotiated parking arrangement was
performed by Doucet Associates of Northampton MA. The proposed use is within
guidelines of present agreement.
Overall Assessment:
Building is relatively code-compliant, and is well suited for a proposed usage
change to residential. The building appears in good repair, and can be re-
purposed and upgraded to intended use with relatively simple work.
The buildings major usage is anticipated to be Residential (R-2). Each code
issue below has been identified based on the code requirements of the
International Existing Building Code, Chapter 8 – Alterations Level 3 for the
proposed work area and Chapter 9 – Change of Occupancy.
Overall Building Assessment:
Phase Zero Design, Inc.
8 Wilcox StreetSimsbury, CT 06070
t 860.264.1624f 860 264 1628
www.phasezerodesign.com
Based on the proposed Residential (R-2) usage, the owner will be required to
maintain the following items:
Fire Ratings:
o Stairs: 1 Hour
§ Existing glazing and frames within stairwells appear to be
rated
o Corridors & Dwelling unit separations: ½ Hour
§ The existing corridor walls and doors appear to comply
unless notes above.
o Exterior bearing walls: Existing to remain.
§ It is my assumption that the existing exterior masonry walls
may remain per the hazard hazard classification of IEBC
912.6, however, it is assumed that the existing masonry
walls bear a 2 hour classification.
Egress:
o 2 means of egress
o Rescue windows from all apartment bedrooms
o 250’ maximum travel distance
o 50’ max. for dead end corridors
Accessibility:
o Building currently has a single accessible apartment and is
proposed to remain.
Individual floor Assessment:
Basement:
It is understood that the existing Basement will remain, un-renovated, at this
time. These spaces have been assessed with the assumptions that the existing
mix of non-separated occupancy groups (S-1) and (B) will remain. To
accommodate this renovation the following items must be addressed:
The existing floor may remain with-out renovations.
There are no changes of use, therefore there are no code issues which
require action based on IEBC section 912.
First Floor:
It is understood that portions of the existing First Floor will be renovated into
Residential (R-2) usage and other portions will be left as is until future
renovations. The spaces to be renovated are currently a non-separated mix of
both (R-2) and (B). The existing spaces to remain, un-renovated, are a non-
separated mix of (A-2) and (B). To accommodate this renovation the following
items must be addressed:
Per IEBC 912.4, (R-2) is a higher hazard then (B), therefore all areas
Phase Zero Design, Inc.
8 Wilcox StreetSimsbury, CT 06070
t 860.264.1624f 860 264 1628
www.phasezerodesign.com
previously designated as (B), which are to be renovated into (R-2), shall
be renovated so that the means of egress comply with chapter 5 of the
IBC.
o All exits from the building shall receive new code-compliant exit
illumination.
o Door at top of stair leading to basement shall be revised to
maintain code compliant landing.
Per IEBC 912.5, (R-2) is a higher hazard then (B), therefore all areas
previously designated as (B), which are to be renovated into (R-2), shall
be renovated so that the height and area comply with chapter 5 of the
IBC.
Per IEBC 912.6, (R-2) and (B) are the same hazard, therefore, no
additional requirements must be applied to the exterior wall fire resistant
ratings.
Chimneys must be closed & made inactive
Second Floor:
It is understood that portions of the existing Second Floor will be renovated into
Residential (R-2) usage and other portions will be left as is until future
renovations. The spaces to be renovated are currently a non-separated (R-2).
The existing spaces to remain, un-renovated, have been given a designation of
(B) for purposes of this code study. To accommodate this renovation the
following items must be addressed:
Per IEBC 912.4, (R-2) is a higher hazard then (B), therefore all areas
previously designated as (B), which are to be renovated into (R-2), shall
be renovated so that the means of egress comply with chapter 5 of the
IBC.
o Provide door clearances at stair landings to comply with egress
requirements.
Per IEBC 912.5, (R-2) is a higher hazard then (B), therefore all areas
previously designated as (B), which are to be renovated into (R-2), shall
be renovated so that the height and area comply with chapter 5 of the
IBC.
Per IEBC 912.6, (R-2) and (B) are the same hazard, therefore, no
additional requirements must be applied to the exterior wall fire resistant
ratings.
Chimneys must be closed & made inactive
Third Floor:
It is understood that portions of the existing Third Floor will be renovated into
Residential (R-2) usage and other portions will be left as is until future
renovations. The spaces to be renovated are currently are non-separated (R-2).
The existing spaces to remain, un-renovated, have been given a designation of
(B) for purposes of this code study. To accommodate this renovation the
Phase Zero Design, Inc.
8 Wilcox StreetSimsbury, CT 06070
t 860.264.1624f 860 264 1628
www.phasezerodesign.com
following items must be addressed:
Per IEBC 912.4, (R-2) is a higher hazard then (B), therefore no additional
means of egress requirements must be applied to the original (R-2) areas
to be converted to (B) usage.
Per IEBC 912.5, (R-2) is a higher hazard then (B), therefore no additional
height and area requirements must be applied to the original (R-2) areas
to be converted to (B) usage.
Per IEBC 912.6, (R-2) and (B) are the same hazard, therefore, no
additional requirements must be applied to the exterior wall fire resistant
ratings.
Chimneys must be closed & made inactive
If you have any questions or concerns regarding this report, please do not
hesitate to call me directly or email me at cmilliard@phasezerodesign.com.
Sincerely,
Christopher T. Milliard
Project Manager
RESIDENTIAL (R-2)BUSINESS (B)ASSEMBLY (A-2)USE GROUPSSTORAGE (S-1)CIRCULATION /INCEDENTALBEight Wilcox StreetSimsbury, CT 06070GAWITHROUND HILL ROAD, NORTHAMPTON, MAJUNE 20, 2014LEVELPROPOSED PLAN LAYOUT
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