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analysis 227 south 2018-04-11ARCHITECT 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 10 April 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. 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 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 maintaining existing 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 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.