24D-320 (21) 1022.0 Handrails: Shall comply
1023.0 Exit Signs and Lights: Shall comply
1024.0 Means of Egress Lighting: Shall comply
1025.9 Fire Escapes
1025.1.2 Existing fire escapes: Accepted as component of means of egress
1025.1.4 Limitations: Shall not constitute more than 50%of required number of exits or exit
capacity. Note: 50%of required number of exits accommodated by internal stair. Second fire
escape provides a third means of egress over and above required exits.
1025.3 Construction
1025.3.1 Dimensions: Stairs 22"minimum,maximum riser 8", minimum tread 8", landings 40"
wide x 36"long minimum. Not more than 8"below door. (Verify.)
1025.3.2 Opening protectives: Doors and windows along fire escape to be protected with%
hour protectives. What would this involve? Should this be included in the Compliance
Alternative request?
Chapter 12—Interior Environment
Room dimension, lighting and ventilation requirements shall comply. (Not a problem.)
1214.0 Sound Transmission Control in Residential Buildings
1214.2 Air-Borne noise: Walls, floor/ceilings between units and units&common areas: STC 45
for air-borne noise.
1214.3 Structure-borne sound: Floor-ceiling assemblies IIC 45.
Chapter 13—Energy Conservation
Shall comply.
Chapter 34—Repair,Alteration,Addition,and Change of Use for Existing Buildings
3400.3 Applicability
8. Residential use groups: Alteration or change in occupancy within residential use group shall
comply with requirements of the code for new construction, except earthquake requirements per
3408.
10. Structural requirements per 3408.
3406.0 Compliance Alternatives
3406.1 General: Where compliance with the provisions of the code for new construction, required
by 780 CMR 34, is impractical because of construction difficulties or regulatory conflicts,
compliance alternatives may be accepted by the building official.
Construction difficulties: Expense of sprinkler system and 1-hour exterior walls.
Regulatory conflicts: Exterior appearance of building precludes changing to R-3.
Compliance Alternative requested,per summary above.
1009.2 Minimum Width
Table 1009.2 Egress Width per Occupant
Use Group R: (using total occupancy of flats,rather than dividing the occupant load by 3 for 3
means of egress)
Stairways 0.3 inches/person(33 occupants 49.9 inches)
Doors,ramps and corridors: 0.2 inches/person (33 occupants 4 6.6 inches)
Other requirements will be the limiting factor.
1010.0 Number of Exits
1010.2 Minimum Number: Every floor areas,minimum number of independent exists per Table
1010.2 (except 2nd floor of townhouse): 2 exits required for occupant load<500. Three exits
proposed for each flat,two for townhouse.
1010.4 Emergency Escape: All bedrooms shall have an egress window(or door),minimum net
clear opening of 5.7 SF(5 SF for grade floor windows),minimum dimensions 24"vertical, 20"
horizontal. These dimensions will be verified in final plans.
1011.0 Exit Access Passageways and Corridors
N/A: There is an exit stair, but no separate corridor.
1014.0 Stairways
1014.0 Egress capacity: Per 1009.0, see above.
1014.3 Width: Exception 5: Stairways serving buildings with total occupant load of 50 or less
shall not be less than 36"in width. Complies.
1014.3.1 Restrictions: Not reduce in width in direction of egress travel. Projections to comply.
1014.3.2 Landing width: Not less than required width of stairway. Complies.
1014.4 Headroom: 80 inches minimum. Complies.
1014.5 Vertical rise: Not more than 12' between landings. Complies(verify).
1014.6 Treads and Risers: 7"maximum riser, 11"minimum tread.
Exception 7: Existing stairways.
1014.7 Stairway guards and handrails: Shall comply.
1014.8 Egress doors: Width of not less than required capacity of stairway.
1014.8.1 Width: 32-inch clear width.
1014.8.2 Direction of swing: In direction of egress travel. Applies to exterior door. Should there
be an exception given low occupancy?
10 14.11 Interior stairway enclosures: Use group R connecting less than four stories requires one
hour fire separation. (But Type 5A Construction requires 2-hour.)
1016.0 Ramps: Will apply only if ramp required for access purposes.
1017.0 Means of Egress Doorways
1017.1.1 Floor surface: Same elevation on both sides of door. Exception: 8"maximum step
permitted in use group R if not required to be accessible.
1017.2 Number of doorways: 2 means of egress required. One means of egress permitted from R
occupancy with maximum occupant load of 10;may apply,but three egress provided.
1017.3 Size of doors: 32"minimum width, 80"minimum height. (Interior egress doors within
dwelling units, 19 3/4"width, 78"minimum height.)
1017.4 Door hardware: Shall comply.
1021.0 Guards: Shall comply
919.3.2 Use Groups R-2 &R-3 required smoke detectors(single or multiple location??)in the
following locations:
• immediate vicinity of becrooms
• in bedrooms
• in each story within a dwelling unit, including basements
• for each 1200 SF
919.4 interconnection: R-2 and R-3: actuation of one alarm shall actuate all alarms within that
unit.
919.5 Battery backup: Required for all smoke detectors in R-2 and R-3.
920.0 Fire Extinguishers
920.2 Where required:
6. On each completed floor of buildings under construction, other than occupancies in R-3.
8. Where required by fire prevention code listed in Appendix A.
Chanter 10—Means of Egress
1005.0 General Limitations
1005.3 Protruding objects: Shall comply.
1005.7 Egress elements for air movement: Shall not be used as plenum or duct.
1006.0 Types and Locations of Means of Egress
1006.3 Exit Discharge: all exits shall discharge directly at a public way or yard or open space
providing occupants with safe access to a public way.
1006.3.1 Level of exit discharge protection: In buildings with occupiable basements below grade,
floor/ceiling assembly and supports shall have minimum one hour fire rating. (Two hour
proposed.)
1. Exception for R-3. Floor/ceiling of basement area within townhouse and first floor apartment
need not be firerated.
1006.4 Remote location: Where more than one exit required,place as remotely as practicable.
All flats have exits on opposite walls,therefore comply. Townhouse exits are also sufficiently
remote(see below).
1006.4.1 Remoteness: Distance not less than '/2 the greatest diagonal dimension. Townhouse
doors in final plans will be placed to meet or exceed this requirement.
1006.5 Length of travel: R use groups, not to exceed 200'. (Two doors from all units open
directly to fire escapes or to grade. Third door in flats opens directly to stairwell.)
1007.0 Accessible Means of Egress: All spaces required to be accessible shall comply. Main
entrance area may be interpreted as a common area per AAB, and may be required to be
accessible. Need interpretation from AAB.
1008.0 Occupant Load: actual or per table,whichever is greater.
Table 1008.1.2 Maximum floor area allowances per occupant: Residential: 200 gross.
Approximate area=2000 +/- SF gross/floor for flats, approx. 1800+/-for townhouse. 4 10-11
occupants per unit, 33 maximum for flats.
1009.0 Egress Width per Occupant
720.7.1 Floors: Required where ceilings suspended below solid wood joists, or applied to open
web joists. Only applies if ceiling suspended.
720.1.1 R-2: Install draftstopping in line with dwelling unit separation walls where walls do not
extend to underside of floor sheathing above.
720.7.1.2 R-3: divide into equal areas not greater than 500 SF, install draftsopping parallel to
main framing members.
720.7.2 Attics and concealed spaces
720.7.2.1. Use Group R: Attics,mansards, overhangs, etc, install draftstopping above and in line
with dwelling unit separation walls that do not extend to underside of roof sheathing above.
(Some exceptions may apply.)
Chapter 9—Fire Protection Systems (See Fire Narrative for more information.)
904.0 Fire Suppression Systems
904.1. Where required
904.7 Use Group R-2: Required,but Compliance Alternative requested. See Chapter 34
below.
No requirement for R-3.
917.0 Fire Protective Signaling Systems
917.4 Where required
917.4.6 Use Group R-2: Required for 13 or more units, or where any dwelling unit is located
more than three stories above the lowest level of exit discharge or more than one story below the
highest level of exit discharge of exits serving the dwelling unit. Not required.
Also no requirement for R-3.
918.0 Automatic Fire Detection Systems
918.4 Where required
918.4.7 Use Group R-2:Exception for buildings that do not have interior corridors serving
dwelling units and where all dwelling units have a means of egress door opening directly to an
exterior exit access which leads directly to the exits. Each of the R-2 units has two means of
egress doors leading directly to fire escapes, and a door leading directly into the exit stairwell.
Therefore,this exception may apply. If so,fire detection could be proposed as additional
part of Compliance Alternative. See Chapter 34.
Table 918—Residential Fire Protection Requirements
Use Unit Other Standby Manual stations Zoned Fire Dept
Group, occupant occupant power notification
#units protection protection
R-3 Yes In Yes N/A N/A N/A
common
areas
R-2, Yes Yes Yes Yes(But refers to N/A N/A
3-12 units (exception 917.4.6,which
918.4.7?) indicates not needed
in this case.
919.0 Single and Multiple Station Smoke Detectors
919.3 Where required
711.0 Fire Partitions
711.2 Corridor walls&dwelling unit separations shall be fire partitions.
711.3 Protectives: Shall comply.
711.4 Continuity: Fire partitions shall extend from top of floor assembly blow to underside of
floor/roof deck above or to rated assembly above, and be securely attached thereto. Supporting
construction shall be rated as per wall supported. Hollow vertical spaces shall be firestopped at
every floor.
711.5 Exterior walls: Where serve as part of rated enclosure, comply with 705.0, and
fireresistance rated enclosure requirements shall not apply.
713.0 Floor/Ceiling and Roof/Ceiling Assemblies
713.2 Continuity: Shall comply.
713.3 Floor opening enclosure: All floor openings connecting two or more stories shall be
protected by a shaft enclosure complying with 710.0. (Exceptions may apply.)
713.4 Penetration protection: Comply.
715.0 Fireresistance rating of structural members
715.2 Protection of structural members: Structural members which are required to have
rating and which support more than 2 floors(or 1 floor& a roof),or support a wall more
than 2 stories high are required to be individually protected on all sides.
715.3 Embedments and enclosures: Pipes, conduits, etc shall not be embedded in required fire
protective covering of a structural member that is required to be individually encased.
715.5 Exterior structural members: Per Table 602.
716.0 Fire Door Assemblies
Table 716.1 Opening protective fire protection rating:
Type of assembly Required assembly rating Minimum opening rotection
Fire walls&fire separation 2 1 '/2
assemblies with> lhr required
rating
Shafts&exit enclosure walls 1 1
Other fire separation 1 3/4
assemblies
Fire partitions(other than exit 1 3/4
access corridor
716.2 Labeled protective assemblies: All fire door assemblies shall be labeled.
716.5 Door closing: Fire doors shall be self-closing or automatic closing.
717.0 Fire Dampers: Not required if there is no air distribution system.
719.0 Wired glass: Will probably not apply.
720.0 Firestopping and Draftstopping
720.5 Shall not be concealed from view until inspected and approved.
720.6 Firestopping required:
720.6.1 Concealed wall spaces: In concealed stud spaces, and at ceiling and floor or roof levels.
720.6.2 Connections between horizontal and vertical spaces: Required.
720.6.3 Stairways: In conceled spaces between stairway stringers at top and bottom of run.
720.6.4 Ceiling and floor openings: Comply.
720.7 Draftstopping required
Other 0 0
nonloadbearing
partitions
Interior 1 1
loadbearing
elements(other
than roof trusses
Structural 1 Not less than that 1-2 2-hour where
members of supported wall supporting
supporting wall stairwell&
mixed-use
separation wall
Floor 1 1
construction
including beams
Roof 1 1
construction, 15'
or less to lowest
member
Chapter 7—Fireresistant Materials and Construction
705.0 Exterior Walls
Table 705.2 Exterior Wall Fireresistance Ratings: For fire separation distance greater than 30': 0
hour rating. (But 1 hour required for Type 5A construction.)
709.0 Fire Separation Assemblies
709.3 Openings: Maximum aggregate width of 25%length of wall, maximum area of single
opening 120 SF. Complies.
Openings to be limited to those necessary for exit access and egress.
709.4 Continuity: Vertical fire separation assemblies to extend from top of rated floor/ceiling
assembly to underside of floor or roof slab above,be securely attached.
709.6 Penetrations: Shall comply.
710.0 Vertical Shafts
710.3 Fireresistance rating: Two hour where connecting four stories, one hour where connecting
less than four stories,rating not less than floor assembly penetrated,but not required to exceed 2
hours. One-hour required, but 2-hour proposed,since 2-hour separation between units
proposed.
710.3.1 Openings in shaft enclosures: Shall be protected with approved opening protectives.
710.4 Top protectives: Any shaft not extending to underside of roof deck shall be enclosed at top
with fire separation assembly of same rating as shaft.
710.5 Bottom enclosure: Any shaft not extending to bottom of building shall be enclosed at
lowest level with assembly of rating not less than that of shaft walls, or shall terminate in a room
having occupancy related to purpose of shaft. Room to be separated from building by assembly
with rating and opening protectives as required for shaft.
Exception: Room separation not required under certain conditions. (But 2-hour separation
proposed.)
Table 302.1.1
Specific Occupancy Areas
Boiler and furnace rooms(all occupancies)— 1 hour fire separation(2 hour proposed)
310.4 Use Group R-2 structures: Includes multiple dwellings having more than two dwelling
units. The flats will be classified as R-2 use group.
310.5 Use Group R-3 structures: Includes multiple single family dwellings where each unit has
two independent means of egress not common to any other dwelling unit, and where each
dwelling unit is separated from adjoining dwelling units by two-hour fire separation assemblies.
The townhouse will be classified as R-3 use group.
313.0 Mixed Use Groups
313.1.2 Separated use groups: Separated by fire separation assemblies per Table 313.1.2
R-2 and R-3:2-hour separation.
Chapter 5—General Building Limitations
Table 503 —Height and Area Limitations of Buildings
Actual building parameters: 3 storeys, --', <3,000 SF/floor
R-2 or R-3, Type 5A Combustible,Protected: 3 storeys,40', 8,160 SF/floor(Per table 506.4, 3-
storey building requires 20%reduction of number listed in table, or 10,200 x 0.8)—Complies
Chapter 6—Fire Resistance Rating of Structure Elements
For Type 5A construction:
Structure Rating for 5A Other Resulting Raring Comments
Element Construction Requirements Requirement
Exterior walls 1 705.240 1 Compliance
loadbearing alternative
Exterior walls -- 705.240 1 requested for
nonloadbean*ng existing walls
Fire enclosure of 2 2 Stairwell
exits
Shafts 1 Not less than 1 2-hour proposed,
floor penetrated since upgrade to
2-hour floors
proposed
Mixed use&fire -- Table 313.1.2 4 2 Between
area separations 2 hr separation townhouse and
between R-2 & flats
R-3
Other separation 1 1
assemblies
Dwelling unit 1 1 2-hour proposed
separation
® KRAUS-FITCH ARCHITECTS, INC.
Environmentally inspired design
11/17/04—FIRST DRAFT
Code Compliance Report— Yale House Renovation
88 Round Hill Road,Northampton,MA
Summary
This renovation includes 4 residential units: 3 flats and one townhouse. It will be classified as a
mixed-use building,with the townhouse as an R-3 use and the flats as R-2. The two uses will be
separated by a 2-hour wall, as required.
Each flat has three means of egress: one through a central stair leading to the building's front
door, and two via separate fire escapes on opposite sides of the building.
The building will be Type 5A Construction.
A Compliance Alternative is being requested as follows:
Items for which exceptions requested:
• Fire suppression system as required for R-2.
• 1-hour firerating of exterior walls as required for Type 5A Construction.
Rationale:
• Expense of fire suppression system.
• 1-hour firerating of exterior walls would require complete gutting of existing walls that
are currently in good shape,with re-installation of windows and trim.
Alternative proposed:
• Third means of egress for all R-2 units: second fire escape for 2nd and 3rd floor units,
second door to outside on 1'floor unit.
• 2-hour fire separation between all R-2 units(where 1-hour would be required);as well as
2-hour fire separation at any penetrating shafts.
• 2-hour fire separation at boiler room(where 1-hour would be required).
780 CMR—Massachusetts State Building Code
Chapter 3—Use and Occupancy
302.0 Classification
Residential R-2 (flats)
Residential R-3 (townhouse)
110 Pulpit Hill Road,Amherst MA 01 002 413.549.5799 Fax: 413.549.7918 www.krausfitch.com