4 Center Ct Code Review 11-28-11
M e t c a l f e A s s o c i a t e s A R C H I T E C T V R E 142 Main St. Northampton, MA, 01060 Tristram W. Metcalfe III, Ma. Reg. 5393 Phone number > 413 586 5775 Cell number > 413
695 8200 Email > twm3@rcn.com NCARB, NYS, MA, CT registrations WMAIA AIA NOVEMBER 28, 2011 Louis Hasbrouk, [413 587 1239] Building Inspector City of Northampton Puchalski Municipal Building,
212 Main Street, Northampton, MA 01060 RE; 4 Center Court Five Condominiums Renovations building permit FOR; Roger Saloom, Musician & Developer, 83 Pomeroy Terrace, Northampton Ma Loc;
4 Center Court, Northampton, Ma Dear Louis, The developer wants to continue restoring the above location while we proceed with the full buildout building permit addressed by this report.
The demolition is now largely complete but the roof repair permit continues. We will continue roof repair including all of the faulty sub structural elements, which hold up the roof.
I will provide a detailed structural plan once we understand all that needs to be done efficiently. We want to get a permit to change the use from Residential R-2 to Business B in one
of the ground floor units. I have reworked my review in the code based on and including some of your understanding to find our needed details for construction. The developer still does
not want to sprinkler the residential portion of the building for several reasons beyond cost and if we cant avoid sprinklers caused by changing the Unit 4D from R-2 to B use then he
will make it also an R-2 unchanged use throughout. The B use in Unit 4D is shown on A-2 and the R-2 use in unit 4D is shown on A-4 site plan. I believe our method of code compliance
below allows the existing non sprinklered residential portion of the building to remain so and only need to fire separate the changed use in Unit 4D. The codes used are CMR780 -MA Amendments
to the IBC, International Building Code, the IBC and IEBC -International Existing Building Code, 521 CMR -MA accessibility regulations Code which is also in IEBC 310. Under IBC, International
Building Code It is for new construction and fire sprinklers are required there, so we go to the IEBC; Under IEBC we study the existing situations as follows; [note code text is italic
and indented, ]
Chapter 3 -Use and Occupancy Classification; -Use; R-2 Apartments use group Chapter 5 -General Building Heights and Areas; -Height & Area; 2 story @20ft avg. Ht. & 1740sf 1st Floor +
1610sf 2nd Floor = 3350 Total sq ft, Chapter 6 -Types of Construction; -type V-B = 0 hour fire rated, wood frame unprotected Chapter 7 -Fire and Smoke Protection Features; -No sprinkler,
+/-20 min wall and no door fire separations, Chapter 9 -Fire Protection Systems; -No sprinkler system Chapter 10 -Means of Egress; -2 means in 1st floor but not 2nd floors Chapter 11
-Accessibility; -not required in residential R-2 under 15 units We will create accessibility to the unit 4D with the new B use.
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� We will use only IEBC Section 101.5.2 (work area method) �
� 101.5.2 Work area compliance method. Repairs, alterations, additions, changes in occupancy and relocated buildings
complying with the applicable requirements of Chapters 4 through 12 of this code shall be considered in compliance with the provisions of this code.
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508.4 Separated occupancies. Buildings or portions of buildings that comply with the provisions of this section shall be considered as separated occupancies. TABLE 508.4 REQUIRED SEPARATION
OF OCCUPANCIES (hours) �
� Since R use does require a 2 hour fire separation to B without a sprinkler system we will follow that plan using UL 2 hour rated assemblies
in floors and walls. �
� 912.1.1 Compliance with Chapter 8. The requirements
of Chapter 8 shall be applicable throughout the building for the new occupancy classification based on the separation conditions set forth in Sections 912.1.1.1 and 912.1.1.2. 912.1.1.2
Change of occupancy classification with separation. Where a portion of an existing building that is changed to a new occupancy classification and that portion is separated from the remainder
of the building with fire barriers having a fire-resistance rating as required in the International Building Code for the separate occupancy, that portion shall comply with all the requirements
of Chapter 8 for the new occupancy classification and with the requirements of this chapter. �
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� SECTION 403 ALTERATION-LEVEL 1 403.1 Scope. Level 1 alterations
include the removal and replacement or the covering of existing materials, elements, equipment, or fixtures using new materials, elements, equipment, or fixtures that serve the same
purpose. This is what we are doing in the vast majority of the building area. SECTION 404 ALTERATION-LEVEL 2 404.1 Scope. Level 2 alterations include the reconfiguration of space, the
addition or elimination of any door or window, the reconfiguration or extension of any system, or the installation of any additional equipment. This is what we are doing in approximately
25% to 35% of the floor area. See plans comparing existing and proposed A-1 & A-2 with A-5 & A-6. On A-1 to A-5 we see approximately the middle 1/3rd of the floor area changed. On A-2
to A-6 we see approximately under 1/2 of the floor area changed. SECTION 405 ALTERATION-LEVEL 3 405.1 Scope. Level 3 alterations apply where the work area exceeds 50 percent of the aggregate
area of the building. We have determined the extent of the work area and how to classify the work in the residential portion of the building as repairs, alterations level 1, & 2, with
the change of use area B to become level 3 as required in chapter 8 prescribed by 912.1.1 & 912.1.1.2.
Level 1 alterations would not trigger the requirements for a sprinkler system, and the work area encompassing level 2 alterations is limited to less that 50% of the building area, so
it does not appear that a sprinkler system would be needed as long as we separate the new B use by 2 hour fire protection. �
� I FIND NO IEBC MASS AMENDMENTS since the Base Code web page don’t even list it as existing in their
table. Also at the state bookstore it is not listed. But since you said it exists it must, therefore I apologize I only bought the IBC Mass Amendments and only see them also as a pdf
download and by separate chapters only. State Bookstore Catalog 780 CMR -Building Regulations and Standards, State Board of Please check with the State Bookstore for Building Code supplements.
EIGHTH EDITION 780 CMR (Eighth Edition -Basic/Commercial only) (Massachusetts Amendments) The 8th Edition of the Massachusetts State Building Code-Basic/Commercial version is comprised
of (a) Massachusetts amendments and (b) the International Building Code 2009 and several companion I-codes which are incorporated by reference. (Effective 1/7/11) $20.00 *The State Bookstore
only sells the Massachusetts amendments. The IBC 2009 and companion codes can be purchased directly from the International Code Council's website. I hope this helps resolve our intended
project and look foreword to your accomplished review. I will of course continue to provide what ever you request of me. The structural repairs plans will be next. Sincerely, Tris Metcalfe