32A-201 Code Summary 4-18-14Burt Ewart Registered Professional Architect April 6, 2014 Massachusetts Building Code Summary 51 Phillips Place, Renovation and Addition (Units A and B) Northampton, MA Project Intent: 51 Phillips Place is an existing single family residence originally constructed on the mid 1800s. The intent of the project is to • Remove inappropriate additions that have been added over the building’s life, renovate the building, including repairs to the exterior façade, • Improve the thermal envelope of the building, including installation of a new roof, adding insulation and insulated windows, • Rearrange the interior to create a modern, more appealing living space (Unit A) • Install new electrical, HVAC and plumbing systems, • Construct an addition as an additional residential unit on the back of the building (Unit B), which will include an attached garage. The additional residential unit will be constructed in compliance with the Northampton Planning Code, with fire rated separations as required by the Massachusetts State Building, as permitted by the existing Site Permit. Code Summary utilizing the Massachusetts Building Code, 8th Edition (International Building Code, 2009 and International Existing Building Code, 2009 with amendments), and The Massachusetts State Fire Code, MGL 148, Section 29): Existing Building on the Site: A. 51 Phillips Place, Principal Structure: Group R-3 Occupancy Type V-B construction 2 stories over unoccupied basement (noted on building plans as “Crawl Space”) 3000 GSF total area, not including crawl space. The building is not in a Flood Hazard zone. The building is located in Climate Zone 5 Site Area: 12,097 SF Total Site Coverage: 4081 GSF Total on 12,097 SF site, 34% Site Coverage Proposed Structure: Group R-3 Occupancy, attached Group U Private Garage (No change of Occupancy) Type V-B construction Alterations of Existing Structure 2 stories with attached ground-level garage (garage not included in floor area) Gross Floor Area 3000 SF Relevant Code Sections and Commentary: 1. Existing Building Renovation and Addition to be constructed in conformance with the 780 CMR, Chapter 34, Existing Structures, which in turn refers to the International Existing building Code 2009 (IEBC 2009), with Massachusetts amendments (typical on all IBC and IEBC citations), and in the case of references in 780 CMR to the existing buildings pertaining to the International Residential Code. 2. Per the IBC 2009, One and Two Family Residential Buildings are covered by the International Residential Building Code, 2009 (with Massachusetts Amendments). 3. Alterations of the Existing structure are classified by IEBC Chapter 4 as Level 3 alteration work, and shall comply with Chapter 8 (as well as 6 and 7) of the IEBC. 4. The Addition to the existing building is covered by IEBC 2009, Chapter 10, which in turn (1001.1) states that the addition shall comply with the International Codes (implying, per note 2 above, that the governing code for the addition is the International Residential Building Code, 2009 (with Massachusetts Amendments)). 5. The Massachusetts State Plumbing Code and the International Energy Conservation Code are also applicable. PO Box 2943 Amherst, MA 01004 413-326-1646 51 Phillips Place, Renovation and Addition Page 2 of 2 Fire Separations, General: • IRC Section R302.3 – Each dwelling unit shall be separated from the adjacent unit by no less than a 1-hour fire resistance rating, extending from the foundation to the underside of the roof sheathing. • IRC Section R302.6 – Garages shall be separated in accordance with Table R302.6, Dwelling/Garage Separation Smoke Alarms: Smoke alarm devices shall be installed in each sleeping room, outside each sleeping room, and at least one on each level of the dwelling unit. Smoke alarms to be interconnected so that activation of one alarm will activate all the alarms in the individual dwelling unit. (IRC Section R314, and IEBC 1004.1) Carbon Monoxide Alarms: Carbon Monoxide alarms shall be provided outside each sleeping area in both existing building and the addition, as there will be an attached garage and fuel-burning appliances located in each unit. Addition: IEBC 2009 covers the requirements for Additions. • Height and Area Limitations (Section 1002.1): The building with the addition shall not exceed the limitations for height and area set by Chapter 5 of the IBC for new construction. Per Table 503, the maximum area of a Type V-B building of R3 Occupancy is unlimited, with 3 stories maximum height. • Fire Protection Systems (Section 1002.3): Per Massachusetts code amendment, Fire Sprinklers are not required in one and two family dwellings. • Structural (Section 1003): the Addition shall be constructed in compliance with the IRC as if it were new construction. Also, the Addition’s structure, being structurally connected to the existing structure, shall be designed to meet wind-load requirements impose by the existing structure, and seismic provisions of IBC 101.5.4.1. Snow-drift load provisions (1003.3.3) are not applicable because the Addition maintains existing roof profiles and will not increase snow loading on the existing structure. Energy Conservation Requirements: Section 808 of the IEBC notes that Level 3 alteration areas are not required to meet the energy requirements of the International Energy Conservation Code (IECC). However, the Addition does need to meet those provisions, which are noted in IECC Chapter 4, Residential Energy Efficiency. Thermal Envelope Insulation Requirements (of the Addition) Per Table 402.1.1: Fenestration U-Factor: 0.35 Skylight U-Factor: 0.60 Ceiling R-Value 38 Wood-Framed Wall R-Value 20, or 13+5 (R-13 Cavity Insulation plus R-5 insulated sheathing) Floor R-Value: 30, or insulation to fill the cavity, R-19 minimum Basement/Crawl Space R-Value 10/13 (R-10 continuous insulated sheathing on the inside or outside of the exterior wall, or R-13 in the cavity between studs of a framed wall inside of the basement wall) Building Systems (section 403) shall include programmable thermostats and shall meet all requirements of that section. The existing structure is not required to meet these same provisions, though the new HVAC systems shall comply and replacement windows will comply with provisions for new construction. Submitted by Burt Ewart _________________________________________