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2016_08_29_5 pomeroy terrace Level - III Reconfig - Residential INVESTIGATION AND EVALUATION REPORT Pursuant to Massachusetts State Building Code (780 CMR), Eighth Edition, Base Volume Chapter 34 – The Existing Building Code of Massachusetts AUGUST 29, 2016 5 POMEROY TERRACE NORTHAMPTON, MA 01060 LEVEL III RECONFIGURATION REPAIR SIEGFRIED PORTH, A.I.A. MICHAEL J. DUVAL 116 PLEASANT STREET EASTHAMPTON, MA 01027 (413)-529-9434 sporth@portharchitect.com www.portharchitect.com SECTION 1 – HISTORY / SCOPE OF WORK The existing building was originally constructed circa 1920 as a two family residential building. Over the years the building was reconfigured and expanded by the construction of several exterior porches and additions. There are currently eight residential units in the building. This Level III Reconfiguration shall reduce the number of residential units in the building from eight to six. Demolition shall include the removal of interior finish surfaces down to the framing. Removal of interior non-loadbearing partitions and doors. The existing rear stair tower shall be demolished. Four existing exterior doors on the first floor and a bulkhead door system to the basement shall be eliminated. Several exterior porches, additions and awnings shall be demolished. Any structural damage exposed by gutting the building shall be repaired. Exterior reconstruction shall include the installation of new windows, doors, rear stair tower, decks, porches, exterior siding, trim, and roof. The new stair tower shall have a larger concrete foundation, wood stud walls, wood rafters, exterior finishes (siding & roofing & decking) to match the main building, windows with tempered glazing, an insulated exterior door, wood framed awning, stairs of wood frame construction with guard and hand railings. The new decks shall have concrete footings, wood frame construction, composite decking, stairs, and railings. Interior reconfiguration shall include the construction of new interior partitions and doors to create six residential apartments occupying space on the three floors above grade level. There shall be no residential apartments on the basement level. Any damaged load bearing members including sills, studs, beams, joists, rafters and columns shall be repaired and/or replaced as necessary. The exterior wall cavities shall be insulated, as well as the interior walls between the rental units The HVAC, plumbing and electrical systems shall be upgraded and reconfigured as necessary to accommodate the reconfiguration. An automatic fire sprinkler system, shall be installed throughout the building in accordance with Section 903.3.1.2 of the 2009 IBC with Massachusetts Amendments. New surface finishes shall be applied to the walls, ceilings and floors throughout the building. SECTION II – BUILDING DESCRIPTION – EXISTING Use Group: R2 Type of Construction: V-B - Unprotected Foundation: Stone, brick Floors: Basement: Poured concrete Upper floors Wood framing, subflooring and finish floor. Exterior Walls: Wood framing with wood sheathing and vinyl sidings Roof: Wood framing and decking, with asphalt shingles Building height: < 42ft Aggregate Building Area, (measured from the outside walls.) Basement 2,481 ft2 First 2,473 ft2 Second 2,176 ft2 Third 1,798 ft2 Total: 8,928 ft2 SECTION V - LEVEL III ALTERATIONS 802 SPECIAL USE AND OCCUPANCY N/A 803 BUILDING ELEMENTS AND MATERIALS 803.1 Existing shafts and vertical openings: All existing interior stairways that are part of the means of egress shall be enclosed with approved assemblies having a fire-resistance rating of not less than 1 hour with approved opening protectives, from the third floor to, and including, the level of exit discharge and the basement. 803.3 Interior finish: The interior finish of walls and ceilings in the work area shall comply with the requirements of the 2009 International Building Code for the new occupancy classification. INTERIOR WALL AND CEILING FINISH REQUIREMENTS BY OCCUPANCY GROUP SPRINKLERED Exit enclosures and exit passageways a, b Corridors Rooms and enclosed spaces c R-2 C C C S C C C a. Class C interior finish materials shall be permitted for wainscotting or paneling of not more than 1,000 square feet of applied surface area in the grade lobby where applied directly to a noncombustible base or over furring strips applied to a noncombustible base and fireblocked as required by Section 803.11.1. c. Requirements for rooms and enclosed spaces shall be based upon spaces enclosed by partitions. Where a fire-resistance rating is required for structural elements, the enclosing partitions shall extend from the floor to the ceiling. Partitions that do not comply with this shall be considered enclosing spaces and the rooms or spaces on both sides shall be considered one. In determining the applicable requirements for rooms and enclosed spaces, the specific occupancy thereof shall be the governing factor regardless of the group classification of the building or structure. 804 FIRE PROTECTION: 804.1 Automatic sprinkler systems. An automatic fire sprinkler system, will be installed throughout the building in accordance with Section 903.3.1.2 of the 2009 IBC with Massachusetts Amendments. Automatic sprinkler system in this Group R occupancy shall be permitted to be installed throughout in accordance with NFPA 13R. In addition, sprinkler protection shall be provided for exterior balconies, decks and ground floor patios of dwelling units where there is a roof above. Sidewall sprinklers that are used to protect such areas shall be permitted to be located such that their deflectors are within 1 inch (25 mm) to 6 inches (152 mm) below the structural members and a maximum distance of 14 inches (356 mm) below the deck of the exterior balconies and decks that are constructed of open wood joist construction. 804.2 Fire alarm and detection systems. Fire alarm and detection systems shall be provided throughout the building in accordance with the 2009 IBC and Massachusetts amendments. Manual fire alarm system: A manual fire alarm system that activates the occupant notification system in accordance with Section 907.5 will be installed as required by Chapter 9 of the 2009 IBC with Massachusetts Amendments for existing Group R-2 occupancies. Smoke alarms. Individual sleeping units and individual dwelling units shall be provided with smoke alarms. Single- or multiple-station smoke alarms shall be installed and maintained at all of the following locations: On the ceiling or wall outside of each separate sleeping area in the immediate vicinity of bedrooms; in each room used for sleeping purposes; and in each story within a dwelling unit, including basements but not including crawl spaces and uninhabitable attics, pursuant to Chapter 9 of the 2009 IBC with Massachusetts Amendments 805 MEANS OF EGRESS: 805.2 Means-of-egress lighting. Means of egress from the third floor to the floor of exit discharge shall be provided with artificial lighting within the exit enclosures in accordance with the requirements of the 2009 IBC with Mass. Amendments. 805.3 Exit signs. N/A 806 ACCESSIBILITY: N/A, the building contains less than 20 dwelling units. 807 STRUCTURAL 807.2 New structural elements: New structural elements including connections and anchorage, shall comply with the 2009 IBC with Massachusetts Amendments. 807.3 Existing structural elements carrying gravity loads: Alterations shall not reduce the capacity of existing gravity load-carrying structural elements. 807.4 Structural alterations: All structural elements of the lateral-force-resisting system shall comply with this section. 807.4.1 Evaluation and analysis. An engineering evaluation and analysis that establishes the structural adequacy of the altered structure shall be prepared by a registered design professional and submitted to the code official. 807.4.3 Limited structural alteration. The evaluation and analysis shall demonstrate that the altered building or structure complies with the loads applicable at the time of the original construction. Any existing structural element whose seismic demand-capacity ratio with the alteration considered is more than 10 percent greater than its demand-capacity ratio with the alteration ignored shall comply with the reduced level seismic forces level as specified in Section 101.5.4.2 of the 2009 International Building Code with Massachusetts Amendments. For the purposes of calculating demand-capacity ratios, the demand considers applicable load combinations with design lateral loads or forces in accordance with sections 1609 and 1613 of the International Building Code 2009 with Massachusetts Amendments (780 CMR 1609 and 1613). For purposes of this section, comparisons of demand-capacity ratios and calculation of design lateral loads, forces, and capacities shall account for the cumulative effects of additions and alterations since original construction. 807.5 Seismic Hazards. N/A The building construction does not include parapets or a structural system consisting of concrete or reinforced masonry walls with flexible roof or floor diaphragms or unreinforced masonry walls with any type of roof or floor diaphragm 808 ENERGY CONSERVATION The alterations shall conform to the energy requirements of the 780 CMR 13 and 51 (IECC with MA amendments) as they relate to new construction only. SECTION IV – ALTERATIONS – LEVEL II 701 GENERAL All new construction elements, components, systems, and spaces shall comply with the requirements of the 2009 IBC with Massachusetts Amendments. 703 BUILDING ELEMENTS AND MATERIALS 703.2.1 Existing vertical openings. All existing interior vertical openings, including stairways, shall be enclosed with approved assemblies having a fire-resistance rating of not less than 1 hour with approved opening protectives. 703.2.3 Supplemental stairway enclosure requirements. Stairways that are part of the means of egress shall, at a minimum, be enclosed with smoke-tight construction on the third floor and all floors below. 703.3 Smoke barriers. N/A 703.4 Interior finish: No additional requirements beyond those identified above 703.5 Guards: Every open portion of all stairs leading from the 3rd floor to the exit discharge shall be provided with guards designed and installed in accordance with the 2009 IBC with Massachusetts Amendments. 704 FIRE PROTECTION 704.1.1 Corridor ratings: N/A 704.1.2 Major Alterations. The building shall be equipped with an approved Fire Protection System consisting of an alarm system and automatic sprinkler system pursuant to Section 903.3.1.2 of the 2009 IBC with Massachusetts Amendments. 704.2 Automatic sprinkler systems. The building shall be equipped with an approved Fire Protection System consisting of an alarm system and automatic sprinkler system pursuant to Section 903.3.1.2 of the 2009 IBC with Massachusetts Amendments. Automatic sprinkler system in this Group R occupancy shall be permitted to be installed throughout in accordance with NFPA 13R. In addition, sprinkler protection shall be provided for exterior balconies, decks and ground floor patios of dwelling units where there is a roof above. Sidewall sprinklers that are used to protect such areas shall be permitted to be located such that their deflectors are within 1 inch (25 mm) to 6 inches (152 mm) below the structural members and a maximum distance of 14 inches (356 mm) below the deck of the exterior balconies and decks that are constructed of open wood joist construction. 704.2.4 Other required suppression systems. N/A. 704.2.5 Supervision. N/A 704.3 Standpipes. N/A. 704.4 Fire alarm and detection. Manual fire alarm system: A manual fire alarm system that activates the occupant notification system in accordance with Section 907.5 shall be installed as required by Chapter 9 of the 2009 IBC with Massachusetts Amendments for existing Group R-2 occupancies. 704.4.3 Smoke alarms. Individual sleeping units and individual dwelling units shall be provided with smoke alarms. Single- or multiple-station smoke alarms shall be installed and maintained at all of the following locations: On the ceiling or wall outside of each separate sleeping area in the immediate vicinity of bedrooms; in each room used for sleeping purposes; and in each story within a dwelling unit, including basements but not including crawl spaces and uninhabitable attics, pursuant to Chapter 9 of the 2009 IBC with Massachusetts Amendments. 705 MEANS OF EGRESS 102.2.2.1 Existing Non- Conforming Means of Egress: 1. There are a sufficient number of exits serving the building. 2. The exit component widths are sufficient to provide adequate exit capacity. 3. The means of egress are so arranged as to provide safe and adequate means of egress including, exit stairways door closing, handrails, exit signage and emergency lighting. TABLE 1004.1.1 MAXIMUM FLOOR AREA ALLOWANCES PER OCCUPANT FUNCTION OF SPACE FLOOR AREA IN SQ. FT. PER OCCUPANT Accessory storage areas, mechanical equipment room 300 gross Residential 200 gross Area per Use Area/Occupant Occupants Floor Use Group* Group per Table 1004.1 Allowed . Basement: 2,055 ft2 Storage 300 6 1st floor: 2,069 ft2 R-2 200 10 2nd floor: 1,932 ft2 R-2 200 9 3rd floor: 1,672 ft2 R-2 200 8 Total floor area: 8,750 ft2 * Measured from the inside walls. Total Occupants: 33 705.4 Egress doorways. All Work Areas only require one egress doorway. 705.4.2 Door swing: The door swing to the individual tenants may swing into the tenant spaces. 705.4.3 Door closing: N/A 705.4.4 Panic hardware. N/A 705.5.1 Corridor doors: N/A 705.6 Dead-end corridors: N/A 705.7 Means of Egress Lighting: Means of egress throughout the building shall be provided with artificial lighting pursuant to the 2009 IBC with Mass. Amendments. 705.8 Exit Signs: N/A. 705.9.1 Handrails: Every exit stairway that is part of the means of egress shall be provided with handrails designed and installed, in accordance with the provisions of the 2009 IBC with Massachusetts Amendments, for the full length of the run of steps on at least one side. 705.10 Guards: Every open portion of a stairs leading from the third floor to the exit discharge shall be provided with guards designed and installed in accordance with the 2009 IBC with Massachusetts Amendments. 706 ACCESSIBILITY N/A, building contains less than 20 dwelling units. 707 STRUCTURAL 707.2 New structural elements. New structural elements in alterations, including connections and anchorage, shall comply with the 2009 IBC with Massachusetts Amendments. 707.3 Minimum design loads: The minimum design loads on existing elements of a structure that do not support additional loads as a result of the alterations shall be the loads applicable at the time the building was constructed. 707.4 Existing structural elements carrying gravity loads. No additional requirements beyond those identified above. 707.5 Existing structural elements resisting lateral loads. Any existing lateral load-resisting structural element whose demand-capacity ratio with the alteration considered is more than 10 percent greater than its demand-capacity ratio with the alteration ignored shall comply with the structural requirements specified in Section 807.4, (see abover) For purposes of calculating demand-capacity ratios, the demand shall consider applicable load combinations with design lateral loads or forces in accordance with Sections 1609 and 1613 of the International Building Code. For purposes of this section, comparisons of demand-capacity ratios and calculation of design lateral loads, forces and capacities shall account for the cumulative effects of additions and alterations since original construction. 707.5.1 Irregularities. N/A 707.6 Voluntary improvement of the seismic force-resisting system. N/A 709 SECTION 709 MECHANICAL 709.1 Reconfigured or converted spaces: All reconfigured spaces shall be provided natural or mechanical ventilation in accordance with the International Mechanical Code. 709.2 Altered existing systems. N/A 709.3 Local exhaust. All newly introduced devices, equipment, or operations that produce airborne particulate matter, odors, fumes, vapor, combustion products, gaseous contaminants, pathogenic and allergenic organisms, and microbial contaminants in such quantities as to affect adversely or impair health or cause discomfort to occupants shall be provided with local exhaust. 711 ENERGY CONSERVATION No additional requirements beyond those identified above. SECTION V – LEVEL – I ALTERATIONS - REPAIRS 601 GENERAL The removal and replacement of existing materials, elements, equipment, or fixtures using new materials, elements, equipment, or fixtures that serve the same purpose. 602 BUILDING ELEMENTS AND MATERIALS: All new work shall comply with materials and methods requirements in the 2009 IBC with Massachusetts Amendments. 603 FIRE PROTECTION: No additional requirements beyond those identified above. 604 MEANS OF EGRESS: No additional requirements beyond those identified above 605 ACCESSIBILITY: No additional requirements beyond those identified above 606 STRUCTURAL: No additional requirements beyond those identified above 607 ENERGY CONSERVATION: No additional requirements beyond those identified above.