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6. 2021-05-18_Roundhouse_Code and Zoning Analysis_Final Northampton Hub May 18, 2021 Roundhouse Existing Building Assessment Code and Zoning Analysis Roundhouse Building 244 Main Street, Northampton , MA 01060 Project Summary/Key Issues The Roundhouse at 244 Main Street, also historically called the Northampton Gas Light Company Building, is a masonry building, with a slate roof, built in 1856. This report lays out code compliance concerns for the proposed buyer, the City of Northampton. The cost of proposed renovations to the building have not been estimated. The report outlines critical cost thresholds that can trigger different levels of compliance work. The building is on the inventory of the Massachusetts Historic Commission and part of the Northampton Downtown Historic District, thereby qualifying as an Historic Building for the purposes of this code assessment. The building has a current assessed value of $1,499,700.00. It is important to note that the assessed value of the buildin g is likely to increase after purchase. Since the buyer is also interested in the potential use of the facility as an emergency shelter , the report also addresses this long-term consideration. Zoning Zoning Ordinance & Map of the Code of Ordinances of the City of Northampton, Massachusetts: The Roundhouse is located in District CB, which does not require site plan approval or special permit for offices, essential services, or municipal facilities. No dedicated parking is required. Codes Applicable Codes: • 780 CMR: Massachusetts State Building Code (9 th Edition) o International Building Code, 2015 o International Fire Code, 2015 o International Existing Building Code, 2015 o International Energy Conservation Code, 201 8 • MGL Chapter 148 Section 26G • 521 CMR Rules & Regulations of the Architectural Access Board • 248 CMR: Massachusetts Plumbing Code Type of Construction: IIIB – Noncombustible exterior walls; any permissible interior construction. See Table 601, IBC. | Code Report Northampton Hub Roundhouse Existing Building Assessment Existing Building Area: Level Area Roundhouse Section 11,840 gsf Rectangular Section 6,330 gsf Total 18,546 g sf Existing and Proposed Occupancy Usage: The Roundhouse is of Group B – Business Occupancy with Storage (S2) in the basement and incidental Assembly(A-3) on the first floor. The proposed function is general office space, a day center and community meeting spaces. This w ould not change its current occupancy , unless greater than 10% of any floor were changed to an Assembly use (IBC 509.3). General Height and Areas: The following table summarizes the allowable height and area requirements for Business. See IBC 2015 504.3 & 506.2. Occupancy Height in Stories/Feet Area/ per floor Business 3 stories / 55 feet (NS) 4 stories / 75 feet (S, see below re: sprinkler requirements) 19,000 (NS) 57,000 (SM) NS=Non-sprinklered, SM=Sprinklered, multiple stories above grade Important Code Thresholds for Renovation: For the purposes of the Massachusetts State Building Code and the review that follows, the following are important thresholds for any renovation of the Roundhouse property: • Thresholds for 521 CMR (Accessibility): o Work costing less than $100,000 over the course of any 3 year period ▪ This only requires that the only the work performed be brought to meet current accessibility code. o Work costing between $100,000 -30% of the building’s Full and Fair Cash Value over the course of any 3 year period ▪ This requires that both the work performed and an accessible public entrance, toilet room, telephone, and drinking fountain, be brought to meet current accessibility code. o Work costing greater than 30% of the Full and Fair Cash V alue of the building ▪ This threshold for the Roundhouse is $459,091.83 under current assessed value but could have a higher threshold if reassessed after purchase. ▪ Exceeding this threshold requires the entire building to be brought to meet current accessibility. | Code Report Northampton Hub Roundhouse Existing Building Assessment International Existing Building Code 2015 As an existing building, the IEBC is applicable. As a historic building, Ch. 12 of the IEBC provides important allowances that can be invoked by a Building Owner through the filing of a report by a register ed design professional to the building department. Such report shall identify each required safety feature that is in compliance with this chapter and where compliance with other chapters of this provision would be damaging to the contributing historic fea tures. IEBC 1203.2 Fire Safety in Historic Buildings Every historic building that does not conform to the construction requirements specified in this code for the occupancy or use , and that constitutes a distinct fire hazard as defined herein , shall be provided with an approved automatic fire -extinguishing system as determined appropriate by the code official. However, an automatic fire –extinguishing system shall not be used to substitute for, or act as an alternative to, the required number o f exits from any facility. IEBC 1203.3 Means of egress: Existing door openings and corridor and stairway widths less than those specified elsewhere in this code may be approved, provided that, in the opinion of the code official, there is sufficient width and height for a person to pass through the opening or traverse the means of egress. IEBC 1203.5 Interior finishes: The existing finishes of walls and ceilings shall be accepted when it is demonstrated that they are the historic finishes. IEBC 1203.6 Stairway enclosure: In buildings of three stories or less, exit enclosure construction shall limit the spread of smoke by the use of tight -fitting doors and solid elements. Such elements are not required to have a fire-resistance rating. The use of the exist ing historic doors may be considered, once outfitted with other requirements laid out in previous sections, i.e. panic hardware. IEBC 1203.9 Stairway railings: Grand stairways shall be accepted without complying with the handrail and guard requirements. Existing handrails and guards at all stairways shall be permitted to remain, provided they are not structurally dangerous. IEBC 1203.11 Exit signs: Where exit sign or egress path marking location would damage the historic character of the building, alternative exit signs are permitted with approval of the code official. Alternative signs shall identify the exits and egress path. IEBC 1206.1 Structural: Historic buildings shall comply with the applicable provisions for the work as classified in Chapter 5 . Exception: The code official shall be authorized to accept existing floors and approve operational controls that limit the live load on any such floor. IEBC 1206.2 Dangerous conditions: Conditions determined by the code official to be dangerous shall be remedied. No work shall be required beyond what is required to remedy the dangerous condition. Repairs (IEBC Chapter 6) The requirements in this section would apply to any work that patched, restored, or replaced damaged materials or equipment fo r the purpose of maintaining the building in good condition. | Code Report Northampton Hub Roundhouse Existing Building Assessment IEBC 602.2 New and replacement materials… permitted for new construction shall be used. Like materials shall be permitted for repairs and alterations provided no dangerous or unsafe condition, as defined in chapter 2, is created. IEBC 603.1 Repairs shall be done in a manner that maintains the level of fire protection provided. IEBC 604.1 Repairs shall be done in a manner that maintains the level of protection provided for the means of egress. IEBC 605.1 Repairs shall be done in a manner that maintains the level of accessibility provided. Level 1 Alternations (IEBC Chapter 7) The requirements of this section would apply to any work that removed or replaced existing materials, equipment, etc. with new materials, equipment, etc. that served the same purpose. IEBC 701.2 Conformance: An existing building or portion thereof shall not be altered such that the building becomes less safe than its existing condition. IEBC 702.1 Interior finishes: All newly in stalled interior wall and ceiling finishes shall comply with Chapter 8 of the International Building Code. IEBC 706 Reroofing: The roof is slate, so any full re-roofing would be required to strip the existing roof down to the decking. IEBC 707 Structural: This section is applied when work replaces equipment supported by the building, or includes reroofing. Where changes affect the load on the structure by more than 5%, structural components must comply with the IBC load requirements. IEBC 708 Energy Conserv ation: Only the alterations must comply with the energy requirements of IECC. Level 2 Alterations (IEBC Chapter 8) Any work that reconfigured spaces, added/removed doors or windows, reconfigured any systems, or installed any new equipment would trigger the requirements of this section. Level 2 Alterations must also comply with the requirements of Level 1 Alterations detailed in the last section. These requirements are limited to the work area unless otherwise specified. NOTE: This review assumes a Level 2 Alternation and notes impact of Level 3 Alteration as an option. IEBC 803.2.1 New v ertical openings connecting 2 or more stories shall be enclosed with a minimum 30 - minu te enclosure. IEBC 803.4 Interior finish of walls and ceilings in exits and corridors shall comply with the requirements of the International Building Code. IEBC 804 Fire Protection: A fire alarm system must be installed with alarm -notification appliances within the work area. | Code Report Northampton Hub Roundhouse Existing Building Assessment IEBC 807 Structural: The minimum design loads on existing elements of a structure that do not support additional loads as a result of an alteration shall be the loads applicable at the time the building was constructed. NOTE: The proposed addition of an assembly space on the third floor would exceed IEBC 807 and require that the floor construction of the third floor can support the additional live load of an assembly use. Until that investigation is completed, the City would have t o be cautious in making assumptions about the potential use of the third floor for assembly space. IEBC 807.4 Alterations shall not reduce the capacity of existing gravity load -carrying structures unless it is demonstrated that the elements have the capaci ty to carry the applicable design gravity loads required by the IBC. IEBC 810 Plumbing: Where the occupant load of the story is increased by more than 20 percent, plumbing fixtures for the story shall be provided in quantities specified in the IBC based on the increased occupant load. See 248 CMR below for existing and code-based fixture counts. Level 3 Alterations (IEBC Chapter 9) It is the current assumption of this report that the City is proposing a Level 2 Alteration. The City should carefully consider the level of alternation and cost implications of a Level 3 Alteration. The requirements of this section would apply to any ren ovation where the work area is more than 50% of the building. Level 3 Alterations must also comply with the requirements of Level 1 and Level 2 Alterations. IEBC 904.2 Fire Alarm and Detection Systems: Shall be provided in accordance with Section 907 of th e IBC as required for new construction. Where required by the IBC for new buildings, manual fire alarm systems and automatic fire detection systems shall be provide throughout the work area. IEBC 905.2 Means-of-egress lighting: Means of egress shall be pro vided with artificial lighting within the exit enclosure in accordance with the requirements of the IBC. IEBC 905.2 Exit signs: Means of egress shall be provided with exit signs in accordance with the requirements of the IBC. IEBC 907 Structural: All existing structural elements resisting lateral loads must be evaluated by an engineer to establish their structural adequacy. Where more than 30 percent of the total floor and roof area of the structure is altered within 5 years, the evaluation must establish t hat the system complies with the IBC wind and seismic requirements. | Code Report Northampton Hub Roundhouse Existing Building Assessment Chapter 10 Change of Use Classification: ONLY RELEVANT IF A -3 (ASSEMBLY) USE OCCUPIES MORE THAN 10% OF ANY GIVEN STORY’S FLOOR AREA 1012.4 Means of egress for change to higher hazard category: Means of egress must comply with Chapter 10 of the IBC, except as follows: 1. Stairways do not have to comply with max riser height and m in tread depth if the pitch/slope cannot be reduced because of the existing construction. 2. Existing corridor walls in good condition with wood lath and plaster or ½” gypsum wall board may remain. 3. Existing corridor doorways must only be reasonably tight fitt ing. 4. Existing operable widows with clear opening area of 4 sq ft and min opening of 22” wide and 20” high are accepted as emergency escape and rescue openings. 1012.4.3 Egress capacity shall meet or exceed the occupant load for the new occupancy per IBC. 1 012.7.2 Stairways: Enclosure of stairways is not required for openings serving only one adjacent floor. The only stairways that would require enclosure are the two full flight stairways in the rectangular portion of the building and the stairway down to th e 1st floor of the round portion of the building. Massachusetts General Law (MGL) Sprinklers – Chapter 148, Section 26G: Every building over 7,500 Sq ft, including additions or major alterations, must be sprinklered if adequate water supply and pressure e xists. A major alteration includes work affecting more than 33% of the total gross square footage, or if the cost of work totals 33% or more of the assessed value of the building. o If Work is to be done on over 33% of the building square footage: o If Work is to be done costing over 33% of the building’s Assessed Value: ▪ The current Assessed Value threshold for the Roundhouse is $494,901. The future Assessed Value threshold will be 33% of the Revised Assessed Value after purchase and re-assessed. The round portion of the building has an existing sprinkler system reaching some areas . The rectangular portion of the building has the sprinkler main entry, but th at portion itself is not currently sprinklered. Because work is expected to occur in more than 30% of the building, it is assumed that the entire building will need to be protected with a sprinkler system. Currently only the round portion has sprinkler protection. IFC International Fire Code IFC Section 1103.1.1 Historic Buildings: Facilities designated as historic buildings shall develop a fire protection plan in accordance with NFPA 914, IFC 404.3 and IFC 404.4 | Code Report Northampton Hub Roundhouse Existing Building Assessment IBC Section 906.3.1: The locations of current portable fire extinguishers have been shown on diagrams. Additional fire extinguishers shall be added in compliance with Section 906 such that the maximum distance to a fire extinguisher is 75 feet. IBC Section 907: The existing fire alarm system must be upgraded to meet the requirements of Section 907. IBC Section 1004 Means of Egress & Occupancy Loads: The following table summarizes the allowable occupancy load based on proposed square footage and occupancy type. See IBC 2015 104.1.2. These square footage numbers are based on JWA’s 2020 study. Level Occupancy Type and Calc Sq. Feet Occupancy Load Basement Accessory storage/mechanical equipment – 300 gross 1570 6 Round - 1 Assembly – unconcentrated – 15 net 1000 67 Rectangular - 1 Business area – 100 gross 2110 22 Round - 2 Business area – 100 gross 1760 18 Rectangular – 2 Business area – 100 gross 2110 22 Round – 3* Business area – 100 gross 1400 14 Accessory storage/mechanical equipment – 300 gross 130 1 Rectangular - 3 Business area – 100 gross 2110 22 Round – Mezz* Reading rooms – 50 net 750 15 Total 147 *During times when the building is used as an emergency shelter, the occupancy load would decrease, see below: Level Occupancy Type and Calc Sq. Feet Occupancy Load Rectangular - 1 Dormitory – 35 net 2100 60 Round – 3 Dormitory – 35 net 1400 40 Total 100 (instead of 222) 1005: Means of Egress Sizing: With seven different exit doors on 3 different levels, and a multitude of stairways, there is more than sufficient egress sizing for the proposed occupancy load. 780 CMR – Massachusetts Amendments to the International Building Code Because the emergency shelter function would be temporary, it is not required that the building meet the requirements of Group R1. However, to make it easier for the City to obtain such emergency sheltering | Code Report Northampton Hub Roundhouse Existing Building Assessment status, it is recommended that areas that would be useful to plan for emergency sheltering use also comply with 780 CMR 3112.3 -3112.4 requirements. 3112.3 Approval and Temporary Certificate of Occupancy: In order to operate a temporary overnight shelter, a temporary certificate of occupancy shall first be issued by the building official. The application for this use must demonstrate that the building has a valid certificate of occupancy, a functioning sprinkler system, adequate means of egress, emergency lighting, and egress signage, has the facilities required by the DPH, and a hard -wired land line or VOIP phone. It must include a plot plan, a plan for compliance with the applicable guidelines of DPH, a fire safety and evacuation plan that outlines anticipated nightly occupant load, bed and personal space layouts, identified exits and aisles, evacuation procedures and a plan for training employees for emergency evacuations. 3112.4 Shelter Operation. The party responsible for operation of the temporary over night shelter shall notify the municipal building official and fire chief in writing at least 48 hours prior to each period of operation. 248 CMR: Massachusetts Plumbing Code Existing Plumbing Fixtures Occupancy Type and Load Fixtures: Male Fixtures: Female Lavatories Service Sink Drinking Fountain Type: B Load: Unisex Fixtures: 6 Toilet 6 Not observed 0 The Roundhouse has 6 single occupancy toilet rooms. 4 have accessible routes to the toilet room location, but none fully meet the requirements of an accessible toilet room (see diagrams). At a Level 2 Alteration, due to the increase in occupant load, t he building would be required to comply with current code requirements for fixture count , and would require the following fixtures: 248 CMR – MA Plumbing Code Requirements Occupancy Type Required Fixtures: Male (33% urinals) Required Fixtures: Female Lavatories Service Sink Drinking Fountain A-3 2 3 1 per restroom 1/ Floor 1 / Floor B 1 1 1 per restroom One additional toilet fixture would be required. One service sink and one drinking fountain would need to be introduced, per floor. The following facilities are required in a dormitory, the closest relevant condition for the emergency shelter use. The city could consider offering showers for that condition. The fixtures in the table below represent the requirement for the R1 occupants only. | Code Report Northampton Hub Roundhouse Existing Building Assessment 248 CMR – MA Plumbing Code Requirements Occupancy Type Required Fixtures: Male (33% urinals) Required Fixtures: Female Lavatories Service Sink Shower Dormitory 7 9 13 1/ Floor 13 Voluntary compliance with this condition would require a substantial increase in toilet facilities and the introduction of shower facilities. MAAB & ADA Compliance – 521 CMR Massachusetts Architectural Access Board (MAAB) The elements where the Roundhouse is not in compliance with the current version of 521 CMR are outlined below , and diagrammed in the attached PDF . The major elements of non -compliance include a lack of accessible entrance doors, no accessible route to two levels of the rectangular area, and no accessible public toilet rooms. The building contains an elevator that connects levels 1, 2, and 3 of the round portion and level 1 of the rectangular portion. This elevator does not access level 2 or level 3 of t he rectangular portion. There is a lift between level 3 of the round portion, and the mezzanine, but it is labelled “Danger” and would need to be remedied before it could be considered part of an accessible path. The degree of required compliance with this code would depend on the extent of work done on the building, as outlined above in the section titled Important Code Thresholds for Renovation. Section 3.9 Historic Buildings This section allows for potential variances to full accessibility compliance f or historic buildings. The variance has to be requested with Massachusetts Architectural Access Board in consultation with the Massachusetts Historic Commission. The MHC must supply a statement of support with the application to MAAB. 521 CMR 11: Commerci al Buildings 11.1 General: Commercial buildings are public buildings as defined in 521CMR and shall include … the parts of buildings where a service or product is offered to the public and into which the public may enter. 11.4 Public Toilets: Wherever public toilets are provided for customers, visitors or clientele of said businesses, they are required to comply fully with 521 CMR 30.00 Public Toilets. 521 CMR 13: Places of Assembly 13.5 Assistive Listening Systems: In spaces such as… meeting rooms, assembly areas shall comply with the following: a permanently installed assistive listening system if the assembly area accommodates at least 50 persons. Signage shall be installed to notify patrons of the availability of a listening system and shall comply with 521 CMR 41.00: Signage. 521 CMR 20: Accessible Route 20.1 General: An accessible route shall provide a continuous unobstructed path connecting accessible spaces and elements inside and outside a facility . Not provided to the 2nd or 3rd level of the rectangular | Code Report Northampton Hub Roundhouse Existing Building Assessment portion of the building and would be required if those spaces were public per 1 1.1 (above). If the 3rd floor mezzanine were to be public space, the lift would have to be remedied. 20.3 Width: An accessible route shall have a minimum clear width of 36 inches . This requirement would override the allowances in IEBC for any components that were considered part of an accessible route. 20.11.1 All spaces or elements required to be access ible by 521 CMR shall be provided with no less than one accessible means of egress. Where more than one means of egress is required under 780 CMR (The Massachusetts State Building Code) from any accessible space or element, each space or element shall be served by not less than two accessible means of egress. Currently all means of egress have some element of non-compliance with 521 CMR. 20.11.2 The exit discharge shall provide a continuous path of travel from an exit to a public way by means of a walkway or a ramp. This is available at 2 doors on the 1 st floor of the rectangular portion of the building, and 1 door at the 3 rd floor of the round portion of the building . 521 CMR 25: Entrances 25.6 Signage Any entrance/exit of a facility not accessible by persons in wheelchairs shall have a sign clearly indicating the location of the accessible entrance/exit. This signage is not currently provided. 521 CMR 26: Doors All doors and openings along routes that should be accessible comply, except where noted . 26.4 Double-Leaf Doorways: A doorway having two independently operated door leaves shall have at least one leaf that meets the requirements of 521 CMR 26.5 and 26.6. The double door at grade level on the parking-lot side of the rectangular portion of the building does not comply. This door could be converted to a single door with side lite for compliance purposes. 26.5 Width: Doors with insufficient width are marked o n the attached diagrams. 26.6 Maneuvering Clearance: Several doors lack required push or pull side clearance, including 2 bathrooms otherwise fitted out for accessibility . 26.6.2 Doors in a Recess: Doors located in a recess of more than 6 inches deep shall have clear floor space as required in 521 CMR 26.6.3 and 521 CMR 26.6.4 . One door on the First Floor and one on the Third Floor that would otherwise be part of an accessible means of egress are in a recess due to the depth of the brick wall. A potential alternative for compliance would be to introduce push buttons at these doors. This would have to be reviewed with the Authority Having Jurisdiction. 26.8 Door Opening force: This was not measured on -site. 26.10 Thresholds: The double-leaf doors that would p otentially be one of the on -grade entries to the building do not comply. The threshold condition would have to be remedied. 521 CMR 27: Stairs See diagrams for a floor-by-floor analysis of deficits in stair compliance. | Code Report Northampton Hub Roundhouse Existing Building Assessment 521 CMR 30: Public Toilet Rooms 30.1.1 General: The installation of unisex toilet room in lieu of fully accessible men's and women's room is permitted by 521 CMR. See also 521 CMR 30.2. See diagrams for analysis of deficits in toilet room compliance. 521 CMR 32: Kitchens Countertops are not provided at an accessible height or with knee space underneath. Appliances and fixtures are not of accessible variety. 521 CMR 41: Signage Accessible signage will need to be provided throughout the building.