The URL can be used to link to this page

32C-174 (32) 274 PLEASANT ST BP-2017-0210 GIs#: COMMONWEALTH OF MASSACHUSETTS Map:Block:32C- 174 CITY OF NORTHAMPTON Lot: -001 PERSONS CONTRACTING WITH UNREGISTERED CONTRACTORS Permit: Building DO NOT HAVE ACCESS TO THE GUARANTY FUND (MGL c.142A) Category: ADDITION BUILDING PERMIT Permit BP-2017-0210 Project JS-2016-001993 Est. Cost: $495000.00 Fee: $3465.00 PERMISSION IS HEREBY GRANTED TO: Const.Class: Contractor: License: Use Group: KEITER BUILDERS 102457 Lot Size(sq.ft.): 10672.20 Owner: GARIBALDI ASSOCIATES LLC Zoning: CB(Ioo)/ Applicant KEITER BUILDERS AT: 274 PLEASANT ST Applicant Address: Phone: Insurance: 35 MAIN ST (413) 586-8600 O WC FLORENCEMA01062 ISSUED ON:9/12/2016 0:00:00 TO PERFORM THE FOLLOWING WORK:CONSTRUCT 1500 SQ FT ADDITION - OPITCAL STUDIO POST THIS CARD SO IT IS VISIBLE FROM THE STREET Inspector of Plumbing Inspector of Wiring D.P.W. Building Inspector Underground: Service: Meter: Footings: Rough: Rough: House ft Foundation: Driveway Final: Final: Final: Rough Frame: Gas: Fire Department Fireplace/Chimney: Rough: Oil: Insulation: Final: Smoke: Final: THIS PERMIT MAY BE REVOKED BY THE CITY OF NORTHAMPTON UPON VIOLATION OF ANY OF ITS RULES AND REGULATIONS. Certificate of Occupancy Signature: FeeType: Date Paid: Amount: Building 9/12/2016 0:00:00 $3465.00 212 Main Street, Phone(413)587-1240,Fax: (413)587-1272 Louis Hasbrouck—Building Commissioner • 6V—V File#BP-2017-0210 o�ll� APPLICANT/CONTACT PERSON KEITER BUILDERS �'.'" go- ADDRESS/PHONE •U ADDRESS/PHONE 35 MAIN ST FLORENCE01062(413)586-8600 0 63m (00 E rcl.1`* tri PROPERTY LOCATION 274 PLEASANT ST D 29I t OA MAP 32C PARCEL 174 001 ZONE CB(IOO)I l THIS SECTION FOR OFFICIAL USE ONLY: 0466) PERMIT APPLICATION CHECKLIST ENCLOSED REQUIRED DATE 0 I� ZONING FORM FILLED OUT p Fee Paid �� 1 Building Permit Filled out /, dis" S, 106,OD Fee Paid Typeof Construction: CONSTRUCT 1500 SQ FT ADDITION-OPITCAL STUDIO New Construction Non Structural interior renovations Addition to Existing Accessory Structure Building Plans Included: Owner/Statemento oLicense 102457 _ - 3 sets of Plans/Plott Plan ��1,(.,0/ THE FOLLOWING ACTION HAS BEEN TAKEN ON THIS APPLICATION BASED ON INFQRMATION PRESENTED: (/Approved Additional permits required(see below) PLANNING BOARD PERMIT REQUIRED UNDER:§ Intermediate Project: Site Plan AND/OR Special Permit With Site Plan Major Project: Site Plan AND/OR Special Permit With Site Plan ZONING BOARD PERMIT REQUIRED UNDER: § Finding Special Permit Variance* Received Be Recorded at Registry of Deeds Proof Enclosed_ Other Permits Required: Curb Cut from DPW Water Availability Sewer Availability Septic Approval Board of Health Well Water Potability Board of Health Permit from Conservation Commission Permit from CB Architecture Committee Permit from Elm Street Commission Permit DPW Storm Water Management Demolition Delay Signature of Building Official Date Note: Issuance of a Zoning permit does not relieve a applicant's burden to comply with all zoning requirements and obtain all required permits from Board of Health,Conservation Commission, Department of public works and other applicable permit granting authorities. * Variances are granted only to those applicants who meet the strict standards of MGL 40A.Contact Office of Planning&Development for more information. 8/29/2016 City of Northampton Mail-274 Pleasant St t � O l...�Porthanwton Louis Hasbrouck <lhasbrouck@northamptonma.gov> 274 Pleasant St message Louis Hasbrouck<Ihasbrouck@northamptonma.gov> Mon, Aug 29, 2016 at 1:11 PM To: Tom Douglas <architect@tdouglasarchitects.com> Tom, I'm going over the plans for 274 Pleasant St. I see a couple of things: Eliminating the stairs that serve the east side apartment results in a set of spiral stairs serving both units. The code allowance for spiral stairs refers to a single dwelling unit; I don't see a specific exemption for them as part of a common means of egress. You'll need to request a code modification per 104.10. Include the specifications for the spiral staircase and details about the enclosure rating between both residential and commercial space. I'm inclined to grant the request. I think D202 and D203 (sheet A-102) need to be rated doors. I think the addition should be reviewed per IEBC chapter 10 (additions) but I don't think it changes anything. The rest of the work is level 2 alterations (chapter 7); I don't think section 805 gets involved. Let me know what you think. Louis Hasbrouck Building Commissioner City of Northampton Town of Williamsburg (413) 587-1240 office (413) 587-1272 fax .4) 274 Pleasant A-102 OPTICAL STUDIO.pdf 143K hltps://mail google com/mail/ca/WOPui=2&Ik=ec5f19a57e&view=pl&search=sent&th=156d7499587b1 d508sim1=156d7489587b1d50 1/1 — — -- -7 Versionl.7 Commercial Building Permit Ma 15,2000 RECEIVED City ofONorthhampton rit tttai t ;i "" 1 4 tIt r ildin Department l�ri 2�0%a d IuJ + w '� d /++y;' ppi�n 212 Main Street .c� 1 d 1l r •�' `• 6 ry VI 7 • r+tq Room 100 "t I ry.ilabill• Jk,.• Wt' ` ,1,1: 64. I.A. 7� N. hampton, MA 01060 t l4jp wi"r riryp uralyPlans� e •,1,/'.....4- ' oar �� phon 41 -587-1240 Fax 413-587-1272 t.i; �' , n r y . t V vp et,.':,. No u_wclhsn=pn h'Sir.u. .00 . 5'. Ory, Qq APPLICATION TOC..' ' ,REPAIR,RENOVATE,CHANGE THE USE OR OCCUPANCY OF,OR DEMOLISH ANY BUILDING OTHER THAN A ONE OR TWO FAMILY DWELUNG RECTION 1-SITE INFORMATION 1.1 Property Address: - T r ,,l' --- office JLot1----Lit uniiLs� Northampton,MA 01060zone I gyer(aY,Ulsklotr --�1 � �� r Elm 5.4..°isSryu...._....� . ee_ii.blsidcti „ _ E,.,�� SECTION 2-PROPERTY OWNERSHIP/AUTHORIZED AGENT 2.1 Owner of Record: ,aAA A //��/ ,71 Name(Print) Ma, M. Fns $ A'anb .(Gr1j Cunent Mailing Address: /+/ 46/1Gil-L.A - Y ✓`N /' J �i�.!>n/mtian, //J.4 0/064 signature , (/""rVI-� .r •` c lephena ///i3) 9-6y/L t 2. •arts zss ar,t: Keiter Builders,Inc. 35 Main St Florence,MA 01062 Name(Pdnl) Cunent Mailing Address' i 413-586-8600 Signature President,KBI Telephone SECTION 3-ESTIMATED CONSTRUCTION COSTS Item Estimated Cost(Dollars)to be Official Use Onry corteled by permit applicant 1. Building 3 V 6 I (a)Building Permit Fee 2. Electrical ?/ / it I b)Estimated Total Cost of �-V C Construction from(6) 14• 3. Plumbing 36q4 5-10 Building Permit Fee 4. Mechanical(HVAC) 3/,(N & 5.Fire Protection 9 3 g B. Total=(1 +2+3+4+5) ti Ci r Clio- Check Number This Section For Official Use Only Building Permit Number _.... .•._. .. 1 Date • . . ..... ...... .. .... . . . ,�(j 40 1 I Issued, ` (// Signature'. .. .. . .. .. .. .. �'•' -(,( Building Commission Inspe? of Buildings A / ,i% Version 1.7 Commercial Building Permit May 15,2000 SECTION 4-CONSTRUCTION SERVICES FOR PROJECTS LESS THAN 35,000 CUBIC FEET OF ENCLOSED SPACE Interior Alterations ❑ Existing Wall Signs ❑ Demolition Repairs Additions m Accessory Building Exterior Alteration 0 Existing Ground Sign❑ New Signs❑ Roofing Change of Use❑ Other ❑ Brief Description /p... 0,�ed- �h Qt.&hi•-\, ,€ �J4/Jr S--hr Of Proposed Work: (�(/�� t4 I / l -' t- SECTIONS-USE GROUP AND CONSTRUCTION TYPE PLEASE SEE THE ATTACHED CONTROL DOC _ USE GROUP(Check as applicable) CONSTRUCTION TYPE A Assembly A-10 A-2 0 A-3 ❑ 1A I ❑ A-4 0 A-5 0 1B ❑ B Business m 2A 0 E Educational 0 2B I 0 F Factory 0 F-1 0 F-2 0 2C 0 H High Hazard 0 3A 0 1 Institutional 0 I-t 0 1-2 0 1-3 0 3B m _ M Mercantile 0 4 0 R Residential ❑ R-1 ❑ R-2 0 R-3 ❑ 5A 0 S Storage ❑ S-1 ❑ 5-2 ❑ 5B ❑ U Utility ❑ Specify: M Mixed Use ❑ Specify: S Special Use ❑ Specify: COMPLETE THIS SECTION IF EXISTING BUILDING UNDERGOING RENOVATIONS,ADDITIONS AND/OR CHANGE IN USE Existing Use Group: Proposed Use Group: Existing Hazard Index 780 CMR 34): Proposed Hazard Index 780 CMR 34): SECTION 6 BUILDING HEIGHT AND AREA BUILDING AREA EXISTING PROPOSED NEW CONSTRUCTION OFFICE USE ONLY Floor Area per Floor(sf) m 1.r 2 e 2nd 3rd 3m 4th 4" Total Area(sf) Total Proposed New Construction(sf) Total Height(ft) Total Height ft 7.Water Supply(M.G.L.C.40,§54) 7.1 Flood Zone Information: 7.3 Sewage Disposal System: Public 0 Private 0 Zone Outside Flood Zone❑ Municipal 0 On site disposal system❑ Versionl.7 Comercial Building Permit May 15,2000 8. NORTHAMPTON ZONING Existing I✓ Y Proposed Required��//eeby Zoning /� „ CO/t This column m be filled in by �{'J C/—/ Building Department Lot Size Frontage Setbacks Front Side L: R: L: R: Rear Building Height Bldg.Square Footage Open Space Footage (Lot area minus bldg&paved parking) #of Parking Spaces Fill: (volume&Location) A. Has a Special Permit/Variance/Finding ever been issued for/on the site? NO O DONT KNOW O YES 0 IF YES, date issued: IF YES: Was the permit recorded at the Registry of Deeds? NO O DONT KNOW O YES O IF YES: enter Book Page and/or Document# B. Does the site contain a brook, body of water or wetlands? NO O DONT KNOW O YES O IF YES, has a permit been or need to be obtained from the Conservation Commission? Needs to be obtained O Obtained O , Date Issued: C. Do any signs exist on the property? YES O NO O IF YES, describe size, type and location: D. Are there any proposed changes to or additions of signs intended for the property? YES O NO Q IF YES, describe size, type and location: E. Will the construction activity disturb(clearing,grading,excavation,or filling)over 1 acre or is it part of a common plan that will disturb over 1 acre? YES O NO O IF YES,then a Northampton Storm Water Management Permit from the DPW is required. Version!.7 Commercial Building Permit May 15,2000 SECTION 9-PROFESSIONAL DESIGN AND CONSTRUCTION SERVICES-FOR BUILDINGS AND STRUCTURES SUBJECT TO CONSTRUCTION CONTROL PURSUANT TO 780 CMR 116(CONTAINING MORE THAN 35,000 C.F.OF ENCLOSED SPACE) 9.1 Registered Architect Thomas Douglas Not Applicable 0 Name(Registrant): 8944 Thomas Douglas Registration Number Address ^ ^ l 08/2017 y/✓V'/ v 413-585-0641 Expiration Date Signature Telephone g 3 ` . �-f Y 9.2 Registered Professional Engineer(s): Name Area of Responsibility Address Registration Number Signature Telephone Expiration Date Name Area of Responsibility Address Registration Number Signature Telephone Expiration Date Name Area of Responsibility Address Registration Number Signature Telephone Expiration Date Name Area of Responsibility Address Registration Number Signature Telephone Expiration Date 9.3 General Contractor Keiter Builders,Inc Not Applicable 0 Company Name: Scott Keiter Responsible In Charge of Construction 35 Main St.Florence,MA 01062 A ass president,KBI 413-586-8600 Signature Telephone Version l.7 Commercial Building Permit May 15,2000 SECTION t0•STRUCTURAL PEER REVIEW(780 CMR 110.11) //�� Independent Structural Engineering Structural Peer Review Required Yes 0 No V SECTION 11•OWNER AUTHORIZATION•TO BE COMPLETED WHEN OWNERS AGENT OR CONTRACTOR APPLIES FOR BUILDING PERMIT/y�Y I, //� r!J/s Y /Mar- 6f�4Z.. /Y• a(,,� as Owner of the subject property 1 herebyauthorize Keiter Builders,Inc. to ad on my behalf,in all matters relative to work authoized b this building permit application. // «=.�j of Oxarer t Date Keiter Builders,Inc as Owner/Authorized Agent hereby declare that the statements and Information on the foregoing application are true and accurate,to the best of my knowledge and belief. Signed under Me pains and penalties of perjury. Scott Keiter President Kat 08.01.16 Signature of Owner/Agent bate SECTION t2•CONSTRUCTION SERVICES 10.1 Licensed Construction Supervisor: Not Applicable ❑ flame of License Polder: Scott Keiter CS-102457 Ucense Number 51 A Hatfield Street Northampton,MA 01062 06/20/2018 Pa Expiration Date w1l/G(-`" President,KRI 413-586-8600 Signature Telephone SECTION 13,WORKERS*COMPENSATION INSURANCE AFFIDAVIT(M,G.L.c.152,g 25C(5)) Workers Compensation Insurance affidavit must be completed and summed with this application.Failure to provide this affidavit will result M the denlat of the issuance of theem�}}building permit Signed Affidavit Attached Yes V No 0 City of Northampton 212 Main Street, Northampton, MA 01060 Solid Waste Disposal Affidavit In accordance of the provisions of MGL c 40, S54, I acknowledge that as a condition of the building permit all debris resulting from the construction activity governed by this Building Permit shall be disposed of in a properly licensed solid waste disposal facility, as defined by MGL c 111, S 150A. Address of the work: 274 Pleasant street The debris will be transported by: Keifer Builders, Inc. The debris will be received by: valley Recycling Building permit number: Name of Permit Applicannttt Keiter Builder, Inc 08.01.16 Prerident,KBi Date VVV Signature of Permit Applicant The Commonwealth of Massachusetts Department of Industrial Accidents =my-- Ct _.M,=y Office of Investigations Congress Street,Suite 100 a ='1 P Boston,MA 02114-2017 •»"'"~ www.mass.gavldia Workers'Compensation Insurance Affidavit: Builders/Contractors/Electricians/Plumbers Applicant Information Please Print Legibly Name(Business/Organization/Individual): Keiter Builders, inc. Address:35 Main Street City/State/Zip:Florence, MA 01062 , phone#:413-586-8600 Are you an employer?Check the appropriate box: Type of project(required): 1.® lam a employer with 18 4. C] I am a general contractor and I employees(full and/or part-time), have hired the sub-contractors 6. New construction 2.❑ I am a sole proprietor or partner- listed on the attached sheet. 7. 0 Remodeling ship and have no employees These sub-contractors have g, ❑Demolition working for me in any capacity. employees and have workers' [No workers' comp.insurance comp.insurance.: 9. Building addition required.) 5. 0 We are a corporation and its I0.0 Electrical repairs or additions 3.❑ I am a homeowner doing all work officers have exercised their I LQ Plumbing repairs or additions myself. [No workers' comp. right of exemption per MGL 12.0 Roof repairs insurance required)t c. 152,§1(4),and we have no employees. [No workers' 13.0 Other comp. insurance required.) _ "My applicant that checks box NI must also fill nut the section below showing their workers'compensation policy information. i Homeowners who submit this affidavit indicating they are doing all work and then hire outside contractors must submit a new affidavit indicating such. tConmcton that check this box must attached an additional sheet showing the name of the sub<mfnacors and stale whether or not those entities have employees. If the sub-contactors have employees,they must provide their uwken'comp.polity number. I am an employer that is providing workers'compensation insurance for my employees. Below Is the policy and job she information. Insurance company Name:Arbella Protection Policy#or Sel£-ins.Lic. #:9127440615 Expiration Date:8/1/17 Job Site Address: 274 Pleasant Street city/srate/zlp Northampton Attach a copy of the workers'compensation policy declaration page(showing the policy number and expiration date). Failure to secure coverage as required under Section 25A of MGL c. 152 can lead to the imposition of criminal penalties of a fine up to$1,500.00 and/or one-year imprisonment,as well as civil penalties in the form of a STOP WORK ORDER and a fine of up to$250.00 a day against the violator. Be advised that a copy of this statement may be forwarded to the Office of Investigations of the DIA for insurance coverage verification I do hereby rely under the pains and penalties ofperjury that the information provided above is true and correct. Signature - President,KM Date.08.01,16 l houc# 413586-8600 Official use only. Do not write in this area,to be completed by city or town official. City or Town: Permit/License# Issuing Authority(circle one): 1.Board of Health 2.Building Department 3.City/Town Clerk 4.Electrical Inspector 5.Plumbing Inspector 6.Other ' Contact Penson: Phone#: stern CERTIFICATE OF LIABILITY INSURANCE DAre'M " 6/14/2016 THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY ANO CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER.THIS CERTIFICATE DOES NOT AFFIRMATIVELY OR NEGATIVELY AMEND, EXTEND OR ALTER THE COVERAGE AFFORDED BY THE POLICIES BELOW. THIS CERTIFICATE OF INSURANCE DOES NOT CONSTITUTE A CONTRACT BETWEEN THE ISSUING INSURER(S), AUTHORIZED REPRESENTATIVE OR PRODUCER,AND THE CERTIFICATE HOLDER. IMPORTANT: It the certificate holder Is en ADDMONAL INSURED,the pollcy((es)must be endorsed. If SUBROGATION IS WAIVED,subject to the terms and conditions of the policy,certain policies may require an endorsernent. A statement on this certificate does not center rights to the Certificate holder in lieu of Such endorsement(s) °MOOUcER yA °m Cynthia Henderson, CISR Hebbex I Grinnell (413)586-0111 WG.Nor(401666-640/— I 8 North King Street chendersoDSvebberandgr inns 11:cora NSUW R(51 AFFORDmn COVERA4E_ NAM I Northampton MA 01069 COMER A- rbclia yrotecttOn 41360 _ t *MIRED _.. INSURER e: Reiter Builders, Inc. INgagpR c. Attn: Scott Reiter PRIMER D: ' _ 35 Main Street MOVREa E: Florence HA 01962 IKAMER G: COVERAGES CERTIFICATE NUMBERMaster Kap 2017 REVISIONNUNBER: THIS IS TO CERTIFY THAT THE POLICIES OF INSURANCE LASTED BELOW HAVE BEEN ISSUED TO THE INSURED NAMED ABOVE FOR THE POLICY PERIOD INDICATED. NOTWITHSTANDING ANY REQUIREMENT,TERM OR CONDITON OF ANY CONTRACT OR OTHER DOCUMENT WITH RESPECT TO WHICH THIS CERTIFICATE MAY BE ISSUED OR MAY PERTAIN,THE INSURANCE AFFORDED BY THE POLICIES DESCRIBED HEREIN 15 SUBJECT TO ALL THE'TERMS, EXCLUSIONS AND CONDITIONS OF SUCH POLICIES.LIMITS SHOWN MAY HAVE BEEN REDUCEDEpCyBY PAID CLAIMS. ILURR TWFCF MURANO& IWITOr POLICY WIYeMM IMWDO'PCYTYy IIeYRV LMMTS I I cOMN5RC1ALGENERAL UVAn't RAM OCCURRENCE 1,000,000 MMAGETOAENTEDA 41NMSDE En(%PVR PREMISES IFA eavmrctl LCD,000 8500064396 6/1/2016 6/1/2017 MEUF%PJMy one perm) 5,000 _ PERSONAL&ADV AWRY1,000,000 � iC Mi'R.A6tt50ATE MT ARMEE PER: MEOW A4GREWTE 2,000,000 POUVI-12tOC PRODUCES-COMM ACG 1,009,000 Met AUTOYJ®IeM MINUTE COMNINED SINGLE OMITla ourAlenu 1s000,000 A ANI AUTO ROCILY INJURY(Pem•M) A O FA B DOS ED , 102001936101 6I1h916 6/112011 80P,ILYYUURY{Pmv9EMO X MED AUTOS Z Autos D - ....S Pf.v 3E�— A:1t09I be tWMmi _ XettXXwy^b+U 5,000 E WBREWLMAe OCCUR EACH OCCURRENCE 5 000L 000 A EcCESSI,PW CWM8MADE AMiREce1E 5 ono_s00O DED REMOTION,REMOTION, 10.000 j 660006099 6/1/2016 6/1/202/ WORKERS COMPH4W0Npip MD EMPLOYERS'MINIM V/N 218SATUTE X)'EPft ARV PROPWBTOIPAMTNWEAERTIVSE1.EARN ACCIDENT _-_ S, O,000 0FFICERMEMOFR EXCLUDED/ R IN N/A Op I1I ,d410y107777 912744005 6/11/2016 6/11/2017 E1.DISEASE-EA EMPLOYED[ 1 000000 laraRIPlION OF OPERATORS ROM EL DISEASE-POLICY LIMIT[ 1,000,000 I DESCRIPTION0P OPERAT ONS/L-0CAPORS/VEMLE9(AGORDI01,A66nIMn REMIT Schoch*ORy be EMMA if MOM SPREE N,qubM) CERTIFICATE HOLDER CANCELLATION SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLED BEFORE For Informational Purposes THE EXPIRATION DATE THEREOF, NOTICE WILL BE DELIVERED IN ACCORDANCE W rTH THE POLICY PROVISIONS. AVThOMi ED REPPESESTA11VE C Henderson, CISIOCIN dry - -nest^^'^.--- A 1988.2019 ACORD CORPORATION. All lights reset ed. ACORD 25(201401) The ACORD name and logo are registered marks 01 ACORD INSEE P414,11 Initial Construction Control Document 1 " To be submitted with the building permit application by a Registered Design Professional e• — for work per the 86 edition of the Massachusetts State Building Code, 780 CMR, Section 107.6.2 Project Title: The Optical Studio additions and renovations Date: 11 August 2016 Property Address: 274 Pleasant Street , Northampton, MA Project: Check one or both as applicable:XX New construction KxExisting Construction Project description: Construct an addition to the exisitng building. Make modifications to the extsttng interior spaces. Thomas Douglas MA Registration Number: 8944 Expiration date: _j8t30/1 7 I , am a registered design professional, and hereby certify that I have prepared or directly supervised the preparation of all design plans,computations and specifications concerning: 8J4 Entire Project [ I Architectural [ ] Structural [ ] Mechanical [ J Fire Protection [ ] Electrical [ ] Other for the above named project and that such plans, computations and specifications meet the applicable provisions of the Massachusetts State Building Code,(780 CMR),and accepted engineering practices for the proposed project. I understand and agree that I (or my designee)shall perform the necessary professional services and be present on the construction site on a regular and periodic basis to: I. Review, for conformance to this code and the design concept, shop drawings, samples and other submittals by the contractor in accordance with the requirements of the construction documents. 2. Perform the duties for registered design professionals in 780 CMR Chapter 17, as applicable. 3. Be present at intervals appropriate to the stage of construction to become generally familiar with the progress and quality of the work and to determine if the work is being performed in a manner consistent with the approved construction documents and this code. When required by the building official, I shall submit field/progress reports(see item 3.)together with pertinent comments, in a form acceptable to the building official. Upon completion of the work, I shall submit to the building official a 'Final Construction Control Document'. Enter in the space to the right a"wet"or electronic signature and seal: l3 FnW Pho to number 413-585-0641 , llas@tdouglasarchitects.corn nmumng vmctat use limy Building Official Name: Permit No.: Dale: Trial Version 10_09_2012 Sart Thomas Douglas Architects Inc Ryan Import, Northampton, MA 196 Pleasant St Northampton, MA 413-585-9641 CODE REVIEW June 18. 2012 The Optical Studo 274 Pleasant Street, Northampton, MA Applicable Building Code: MA 780 CMR Eighth Addition IBC, IEBC International EXISTING Building Code, 2009 ZONING DISTRICT: PROPOSED RENOVATIONS: PROJECT DESCRIPTION: • Construct a new addition on the rear of the existing building. Use Groups • Existing use: B Business on the V floor. R2 Residential use on the 2^° floor. • Proposed use in new addition: B Business on the 1" floor Construction Type • 5B 704 Fire Protection: 704.2, 912.2.1 Automatic sprinkler systems The B use in the building is less than 12,000 square feet. Table 903.2.2.1 Automatic sprinkler systems are NOT required in this project because of the exceptions in 704.2.2 and MGL 148 26G The following conditions are present: (IEBC) The Level 2 work area does not exceed 50% of the building floor area MGL 148 26G: Sprinklers are required if: The overall building area is greater than 7,500 square feet. • The total building area for this building is less than 7,500 square feet (5,641 square feet). Major alterations are work which is "major" in scope or expenditure, and which results in changes affecting a substantial portion of the building' as defined in MGL 148 26G • The reconfigurations in the work area do not rise to the level of"major alterations" PAGE 5 of NUMPAGES 7 Code Review Thomas Douglas Architects Inc Ryan Import, Northampton, MA 195 Pleasant St. Northampton, MA 413-585-0641 Major alterations or modifications are reasonably considered major in scope when such work affects 33% or more of the total gross square footage of the building, calculated in accordance with 26G. • The work area in the R2 area is less than 33% of the total gross square footage of the building. Major alterations or modifications are reasonably considered major in scope or expenditure when the total cost of the work (excluding costs relating to sprinkler installation) is equal to or greater than 33% of the assessed value of the subject building, as of the date of permit application. • The costs for this project are less than 33% of the assessed value of the building. Fire and Smoke Alarm & Detection • Manual fire alarm boxes are not re,g,suired in Group B uses if : • Combined occupant load isthan 500 • Occupant load is i98s) an 100 above or below the lowest level of exit discharge • Does not contain Group B ambulatory health care. • This project does not trip these thresholds. • Automatic smoke detection system: Smoke detectors will be installed in the new spaces. • Fire extinguishers shall be provided in approved locations. Seismic Zone • See structural drawings. Fire Resistive Required Types of Building Element Type SB Construction, Table 601 & 602 Primary Structural 0 Frame Bearing walls, Exterior 0 Bearing walls, Interior 0 Nonbearing walls and 1 partitions, exterior- table 602-walls less than 5' from property line Nonbearing walls and 0 partitions, interior Floor construction and 0 PAGE 5 of NUMPAGES 7 Code Review Thomas Douglas Architects Inc Ryan Import, Northampton, MA 196 Pleasant St, Northampton, MA 413-585-0641 secondary members _ _...... _ Roof construction and 0 _...., secondary members Table 503, 508.4.2:Allowable building area: 506.1 Building area modifications: Building areas from Table 503 shall be permitted to be increased due to frontage and sprinklers. See attached spreadsheet for calculations. • For B and R2 uses and type 56 construction, the building area (per floor) is within allowable height and area limitations. SEE ATTACHED SPREADSHEET 508.4.2:Alowable building area: The building is within the allowable areas for the use and construction type. 903.2Fire areas Fire Resistance Rating for Exterior Walls 705.5 Fire resistance ratings: Exterior walls shall be fire resistance rated in accordance with Tables 601 and 602 Table 601: Bearing walls, exterior: 5B construction, B use: 1 hour Table 602: Nonbearing walls and partitions, exterior- table 602-walls less than 5' from property line: The sides of this building will be less than 3 feet from the property line. The walls will be built with a 1 hour fire resistance rating. 705.8 Openings: For an unprotected un-sprinkled building, where the fire separation distance is less than 3 feet. the maximum area of exterior wall openings is 0%. This building meets this requirement. 705.11 Parapets: Exceptions A parapet need not be provided on an exterior wail where the following condition exists: 4.1 One-hour fire resistance-rated exterior walls that terminate at the underside of the roof sheathing, deck or slab, provided: The entire building shall be provided with not less than a Class A roof covering. This project will have 1-hour fire resistant rated exterior wall that will terminate at the underside of the roof sheathing. There will be a Class A roof covering consisting of an EPDM mechanically fastened membrane over114" Georgia Pacific Dens-Deck cover board, rigid foil-faced polyisocyanurate insulation, plywood decking, and wood roof rafters. EPDM by Firestone Platinum OCCUPANCY PAGE 5 of NUMPAGES 7 Code Review Thomas Douglas Architects Inc Ryan Import, Northampton, MA 196 Pleasant St. Northampton, MA 413-585-0641 Occupant Load Calculation (1004.4A) See attached spreadsheet B USE: 36 maximum occupants allowed Means of Egress 805.2 Means of Egress Lighting Means of egress lighting will be installed throughout the entire building 805.3 Exit signs Means of egress throughout the entire building will have new exit signs installed. 705.4.2 Door swing, All means of egress doors will swing in the direction of travel. 705.4.4 Panic hardware: Panic hardware is not required because the occupancy is not greater than 100 705.6 Dead end corridors No dead end corridors will exceed 35 feet. Exits Required Exits Exits Exit Width Exit Width other required provided stair components .3" per .2" per occupant occu•ant First Floor 2 2 44" min 44" min Second Floor 2 2 36" min 36" Travel With NO With sprinkler Proposed max travel Distance sprinkler System distance (1016.1) System R use, 200 ft _ 66 feet B use, 1st 200 ft 68 feet floors 711 Energy Conservation Required values according to the MA stretch code MA: climate zone 5A Roofs: R-38 Walls above grade: R-131-R-7.5 ci4 R20.5 Wails below grade: R-7.5 PAGE 5 of NUMPAGES 7 Code Review Thomas Douglas Architects Inc Ryan Import, Northampton, MA 196 Pleasant St. Northampton, MA 413-585-0641 Slab on grade Floors, unheated: R-10 Level 2 worjc requirements: 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. Alterations Level 2 - Construction of the new entry. Reconfiguration of HVAC. Structural work in basement and 1°' floor. 701.3 Compliance New electrical equipment must comply with section 708 Length of dead end corridors, comply with 705.6 There are no proposed dead end corridors. Minimum ceiling height of newly created habitable and occupied spaces shall be 7 feet. There are no newly created spaces. 705 Means of Egress The proposed tenant space will include 2 means of egress. One is on the 1' floor. One is in the basement 705.4.4 Panic Hardware In level 2 work areas, Panic hardware is only required for A uses with occupancies over 100. This project does not have this occupancy count or use. 705.7 Means of Egress lighting All means of egress shall have compliant exit signs. 705.7 Exit Signs The tenant space shall have compliant egress lighting 711 and 607 Energy Conservation: Level 1 and 2 alterations are permitted without requiring the entire building to comply with the International Energy Conservation Code. Alterations (new construction) shall comply with the International Energy Conservation Code. A building that undergoes Level 2 alterations is required to meet a certain level of energy compliance. Where there are reconfigurations of the space or new doors or windows, any such new element is required to meet the International Energy Conservation Code. Elements within the building that are not being affected do not heed to be evaluated and do not nee to comply with the energy provisions. Essentially the entire building is not required to meet the energy provisions; only a degree of possible improvement in the energy performance of the building is intended to be achieved by making the new elements meet the IECC. In certain cases where the reconfiguration of the space might have resulted in the creation of new spaces the newly created space should be evaluated as a whole for compliance PAGE 5 of NUMPAGES 7 Code Review Thomas Douglas Architects Inc Ryan Import, Northampton, MA 196 Pleasant St, Northampton, MA 413-585-0641 with the energy provisions even though some of the element within the space might actually not have been altered. Likewise, in a case where an existing mechanical system is being extended to other areas or new ductwork is being installed to reconfigure and reroute the ducts to various spaces, it is only required to have the new elements meet the energy provision and not the entire system. Any new replacement windows will have a maximum U value of 0.4 Any new entrance doors will have a maximum U value of 0.8 None of the existing exterior walls or the roof are being altered, so no new insulation is required. 806 Accessibility CMR 521 Valuation of Project: • This project's construction costs are: $540,000 • The assessed value of the building is: $202,600 • The cost of the project is 266% of the assessed valuation of the tenant space. 3.3.1 b. If the work costs $100,000 or more, then the work being performed is required to comply with 521 CMR. In addition, an accessible public entrance and an accessible toilet room shall be provided. 3.3.2 If the work performed, including the exempted work, amounts to 30% or more of the full and fair cash value of the building, the entire building is required to comply with 521 CMR. 3.3.3 Alterations by a tenant do not trigger the requirements of 3.3.18 and 3.3.2 for other tenants. This project's construction costs are more than 30% of the assessed value of the building and more than $100,000. The new addition will be built to accessible standards. The existing B use will be renovated to accessible standards. Schedule: Start construction fail 2016 Completion in 3 months End of Document PAGE 5 of NUMPAGES 7 File# MP-2016-0075 APPLICANT/CONTACT PERSON The Berkshire Design Group, Inc. ADDRESS/PHONE 4 ALLEN PLACE (413)582-7000 Q PROPERTY LOCATION 274 PLEASANT ST MAP 32C PARCEL 174 001 ZONE CB(100)/ THIS SECTION FOR OFFICIAL USE ONLY: PERMIT APPLICATION CHECKLIST ENCLOSED REQUIRED DATE ZONING FORM FILLED OUT Fee Paid ✓- enc. 3.1e Building Permit Filled out Fee Paid Typeof Construction: ZPA- 1500 SQ FT ADDITION New Construction Non Structural interior renovations Addition to Existing Accessory Structure Building Plans Included: Owner/Statement or License 3 sets of Plans/Plot Plan THE FOLLOWING ACTION HAS BEEN TAKEN ON THIS APPLICATION BASED ON INFORMATION PRESENTED: Approved Additional permits required(see below) PLANNING BOARD PERMIT REQUIRED UNDER: § Intermediate Project: Site Plan AND/OR Special Permit with Site Plan Major Project: Site Plan AND/OR Special Permit with Site Plan ZONING BOARD PERMIT REQUIRED UNDER: § Finding Special Permit Variance* C / Received& Recorded at Registry of Deeds Proof Enclosed Other Permits Required: Curb Cut from DPW Water Availability Sewer Availability Septic Approval Board of Health Well Water Potability Board of Health Permit from Conservation Commission Permit from CB Architecture Committee Permit from Elm Street Commission Permit DPW Storm Water Management Signature of Building Official Date Note: Issuance of a Zoning permit does not relieve a applicant's burden to comply with all zoning requirements and obtain all required permits from Board of Health,Conservation Commission,Department of public works and other applicable permit granting authorities. * Variances are granted only to those applicants who meet the strict standards of MGL 40A.Contact the Office of Planning&Development for more information. Planning -Decision City of Northampton Hearing No,: PLN-2018-0042 Date: June 2, 2016 'yIN'uTI'{ �'�'gnIIg� APPLICATION TYPE. 5(t3W55ION DATE IIID PB intern. Site Plan&Special Permit 4/£5/2016 201B 0001 B9— Bk: 12375Pg: 263 Page: 1 of 2 Applicant's Name: Owners Name: Reao,ded: 08/17/2016 02:39 PM NAME NAME' Optical Studio GARIBALDI ASSOCIATES LLC ADDRESS. ADDRESS. 274 Pleasant St. 274 PLEASANT ST TOWN. STATE, ZIP CODE. TOWN: STATES ZIP CODE NORTHAMPTON MA 01060 NORTHAMPTON MA 01050 PHONE NO; FIS OXae PHONE ND: FAX No_ (413)584.6616 0 EMAIL ADDRESS EMAIL ADDRESS. Site information: Surveyor's Name: STREET NO: SITE ZONING: COMPANY NAME. 274 PLEASANT ST CB/100)/ TOWN: ACTION TAKEN: ADDRESS'. NORTHAMPTON MA 01060 Approved _ 'M4? BLOCK" LOT. IMP DATE SECTION OF BYLAW- 32C 174 001 Chpt 35O-10.Permit and Certificate Fees TOWN. STATE ZIP CODE Booe, roge. 3359 228 PHONE NO Y:AZ ND. EMAIL ADDRESS NATURE OF PROPOSED WORK: 1500 SQ FT ADDITION HARDSHIP. CONDITION OF APPROVAL FINDINGS. CO The Planning Board granted the Special Permit for an addition that is less than 30'in height based on the following plans submitted with tShe application: ett Site Plan for Optical Studio Dated April15,2016 by The Berkshire Design Group,inc.Sheets 0101,A-0O0. sta 12 Elevation Plans by Thomas Douglas Architects dated 3/31/16 Sheets A201,Ex A01 "kiln Granting the Special Penni(for the addition,the Board determined that the addition was a minor addition and the lower height is a necessary to encourage more street level activity and the addition,located in the rear would not be visible nor overwhelm the existing 4 building that fronts on the street The Board also heard that the addition will be constructed to enable a second floor to be added in the Lat tS t future. iThe Board determined that the criteria in 350-10 would be met with the addition. -ll (1) The requested use protects adjoining premises against seriously detrimental uses, This enables an existing business to expand in cbc...,1 place instead of moving. Z (2) The requested use will promote the convenience and safety of vehicular and pedestrian movement within the site and on adjacent .xi streets The site access will remain the same as existing conditions,with the primary access from the secondary mad frontage of the '- comer lot (3) The requested use will promote a harmonious relationship of structures and open spaces to the natural landscape,existing buildings and other community assets in the area. The addition to the rear of the site will blend into the existing site. (4) The requested use will not overload and will mitigate adverse impacts on,the City's resources including the effect on the City's water supply and distribution system,sanitary and storm sewage collection and treatment systems,fire protection,streets and schools:and (5) The requested use meets the special regulations for minor additions in the CS district (6) The requested use bears a positive relationship to the public convenience or welfare. The use will not unduly impair the integrity of character of the district or adjoining zones.nor be detrimental to the health, morals,or general welfare, The use shall be in harmony with the general purpose and intent of the ordinance;and (7)If applicable, the requested use will promote City planning objectives to the extent possible and will not adversely effect those objectives,as defined in City master or study plans adopted under MGL c-41,§8W and BID. The expansion will allow for an expanded business in the downtown district. COULD NOT DEROGATE BECAUSE. GeoTMS®2016 Des Lauriers Municipal Solutions,Inc. Planning• Decision City of Northampton Hearing No.: PLN-2016-0042 Date: June 2. 2016 FANG DEAC.I,.SNE WOOING DATE 'OARING CONTINUED PATEDECISION DRAFT BY. APPEAL DATE 5/5/2016 5/19/2016 16/9/2016 REFERRALS IN DATE HEARING DEADLINE DATE NEARING CLOSE DATE FINAL SIGNING BY. APPEAL DEADLINE 5/12/2016 6/19/2016 5/26/2016 6/9/2016 6/22/2016 FIRST ADVERTISING DATE. NSARING DATE VOTING DATE DECISION DATE 5112/2015 5/26/2016 5/26/2016 6212016 SECOND ADVERTISING DATE. HEARING TIME 'VOTING DEADLINE DECISION DEADLINE. 5/19/2016 7:15 PM t 11/22/2016 8/24/2016 MEMBERS PRESENT. VOTE'. Alan Verson votes to Grant _ _ Dan Felten votes to Grant John Lutz votes to Grant Karla Youngblood votes to Grant - , Debin Bruce votes to Grant Ann DeWitt Brooks votes to Grant - Mark Sullivan votes to Grant .. . -- MOTION MADE 8% ISECONOED BY. VOTE COUNT. DECISION. Ann DeWitt Brooks 1 Mark Sullivan 7 Approved MINUTES OP MEETING Available at www.northamptonma.gov I,Carolyn Misch,as agent to the Planning Board,certify that this is a true and accurate decision made by the Planning Board and certify that a copy of this and all plans have been filed with the Board and the City Clerk on the date shown above. I ce that p copy of this decision ha been mailed to the Owner and Applicant Notice of Appeal An appeal from the decision of the Planning Board maybe made by any person aggrieved pursuant to MGL Chept.40.4,Section 17 es amended within twenty(20)days after the date of the filing of the notice of the decision with the City Clerk. The date is listed above. Such appeal may be made to the Hampshire Superior Court with a certified copy of the appeal sent to the City Clerk of the City of Northampton. June 23,2016 t, Wendy Mazza,City Clerk of the City of Northampton, hereby certify that the above Decision of the Northampton Planning Board was filed in the Office of the City Clerk on May June 2, 2016, that twenty days have elapsed since such filing and that no appeal has been filed in this matter. n f r7 / � Attes : ancV City Clerk/ 0-I City of Northampton GeoTMS®2016 Des Landers Municipal Solutions,in-c. y�} sktieissr-y (�/j t A'- Code Review Thomas Douglas Architects Inc. Optical Studio 274 Pleasant St,Northampton,MA 196 Pleasant St. Northampton,MA 413-585-0641 CODE REVIEW-REVISED September 12,2m6 The Optical Studio 274 Pleasant Street, Northampton, MA Applicable Building Code: MA 780 CMR Eighth Addition IBC, IEBC International EXISTING Building Code, 2009 ZONING DISTRICT: PROPOSED RENOVATIONS: PROJECT DESCRIPTION: • Construct a new single story addition on the rear of the existing building. • Make alterations to areas of the existing building. Use Groups • Existing use: B Business on the 1't floor. R2 Residential use on the 2nd floor. • Proposed use in new addition:B Business on the is`floor Construction Type • 5B Chapter io requirements:Additions to Existing Buildings: Below are general requirements for the entire project and specific requirements for the proposed addition: 704.2, 912.2.1 Fire Protection:Automatic sprinkler systems Automatic sprinkler systems are NOT required in this project because of the exceptions in 704.2.2 and MGL 148 26G The following conditions are present: (IEBC) The B use in the building is less than 12,00o square feet. Table 903.2.2.1 All R2 uses are required to have sprinkler systems unless they meet the exceptions below: The Level 2 work area does not exceed 5o%of the building floor area MGL 148 26G: Sprinklers are required if:The overall building area is greater than 7,500 square feet. • The total building area for this building is less than 7,50o square feet (5,641 square feet). 1 Code Review Thomas Douglas Architects Inc. Optical Studio 274 Pleasant St,Northampton,MA 196 Pleasant St. Northampton,MA 413-585-0641 Major alterations are work which is"major"in scope or expenditure, and which results in changes affecting a substantial portion of the building"as defined in MGL 148 26G • The reconfigurations in the work area do not rise to the level of"major alterations" Major alterations or modifications are reasonably considered major in scope when such work affects 33%or more of the total gross square footage of the building, calculated in accordance with 26G. • The work area in the R2 area is less than 33% of the total gross square footage of the building. Major alterations or modifications are reasonably considered major in scope or expenditure when the total cost of the work (excluding costs relating to sprinkler installation) is equal to or greater than 33%of the assessed value of the subject building, as of the date of permit application. • The costs for this project within the R2 work area are less than 33%of the assessed value of the building. 704.4 Fire alarm and protection: The existing building has a fire alarm system. It will be upgraded and altered as necessary. • Manual fire alarm boxes are not required in Group B uses if: • Combined occupant load is less than 500 • Occupant load is less than 10o above or below the lowest level of exit discharge • Does not contain Group B ambulatory health care. • This project does not trip these thresholds. Seismic Zone • See structural drawings. 2 Code Review Thomas Douglas Architects Inc. Optical Studio 274 Pleasant St,Northampton,MA 196 Pleasant St. Northampton,MA 413-585-0641 Fire Resistive Required Types of Building Element Type 5B Construction,Table 6m.&602 Primary Structural o Frame Bearing walls, Exterior o Bearing walls, Interior o Nonbearing walls and 1 partitions, exterior- table 602-walls less than 5'from property line Nonbearing walls and o partitions, interior Floor construction and o secondary members Roof construction and o secondary members Table 503, 508.4.2:Allowable building area: 506.1 Building area modifications: Building areas from Table 503 shall be permitted to be increased due to frontage and sprinklers. • For B and R2 uses and type 5B construction, the building area (per floor) is within allowable height and area limitations. 508.4.z:Nowable building area: The building is within the allowable areas for the use and construction type. go3.2Fire areas Fire Resistance Rating for Exterior Walls 705.5 Fire resistance ratings:Exterior walls shall be fire resistance rated in accordance with Tables 601 and 6o2 Table 601: Bearing walls, exterior: 5B construction, B use: t hour Table 602: Nonbearing walls and partitions, exterior-table 602-walls less than 5' from property line:The sides of this building will be less than 3 feet from the property line. The walls will be built with a i-hour fire resistance rating. 705.8 Openings: For an unprotected un-sprinkled building,where the fire separation distance is less than 3 feet, the maximum area of exterior wall openings is o%. This building meets this requirement. 3 Code Review Thomas Douglas Architects Inc. Optical Studio 274 Pleasant St,Northampton,MA 196 Pleasant St. Northampton,MA 413-585-0641 705.11 Parapets: Exceptions A parapet need not be provided on an exterior wall where the following condition exists: 4.1 One-hour fire resistance-rated exterior walls that terminate at the underside of the roof sheathing, deck or slab, provided: The entire building shall be provided with not less than a Class A roof covering. This project will have 1-hour fire resistant rated exterior wall that will terminate at the underside of the roof sheathing. There will be a Class A roof covering consisting of an EPDM mechanically fastened membrane oven/4" Georgia Pacific Dens-Deck cover board, rigid foil-faced polyisocyanurate insulation, plywood decking, and wood roof rafters. EPDM by Firestone Platinum OCCUPANCY Occupant Load Calculation (IBC roo4.4.1) Proposed occupancy r:t floor B USE:36 maximum occupants allowed. (loo gross square feet per occupant.) Means of Egress There will be 2 means of egress for the first floor areas. We propose to eliminate one of the z"d floor apartment egresses which is a spiral stair. See below. We propose a new egress corridor shared by both apartments, leading to the existing front egress spiral stair.The stair exits directly to Main Street. 805.2 Means of Egress Lighting Means of egress lighting will be installed throughout the entire building 805.3 Exit signs Means of egress throughout the entire building will have new exit signs installed. 705.4.2 Door swing. All means of egress doors will swing in the direction of travel. 7054.4 Panic hardware: Panic hardware is not required because the occupancy is not greater than loo 705.6 Dead end corridors No dead end corridors will exceed 35 feet. 4 Code Review Thomas Douglas Architects Inc. Optical Studio 274 Pleasant St,Northampton,MA 196 Pleasant St. Northampton,MA 413-585-0641 Exits Required Exits Exits Exit Width Exit Width other required provided stair components .3"per .2"per occupant occupant First Floor 2 2 44"min . min Second Floor 2 2 36"min 36" Travel With NO With sprinkler Proposed max travel Distance sprinkler System distance (1016.1) System R use, 200 ft. 66 feet B use, ist floors 200 ft. 68 feet 711 Energy Conservation Required values according to the MA stretch code MA:climate zone 5A Roofs: R-38 Walls above grade: R-13+R-7.5 ci= R2o.5 Walls below grade: R-7.5 Slab on grade Floors, unheated: R-10 Level 2 work requirements:Existing Building 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. Below are requirements for the existing building: Alterations Level 2 - Reconfigure the existing first floor layout. Remove existing 2nd floor east spiral stair. Build new egress corridor to access west spiral egress stair. Occupant Load Calculation (IBC 1004.4.1) Proposed occupancy znd floor R2 use: zoo gross square feet per person equals 8 maximum occupants.4 maximum occupants are proposed for the total FL use. Means of Egress Alterations level z,Section 705.2 General: The means of egress shall comply with the requirements of this section 705.2: Exception 2.:Means of egress conforming to the requirements of the building code under which the building was constructed shall be considered compliant means of 5 Code Review Thomas Douglas Architects Inc Optical Studio 274 Pleasant St,Northampton,MA 196 Pleasant St. Northampton,MA 413-585-0641 egress if in the opinion of the code official they do not constitute a distinct hazard to life. The two existing spiral stairs were allowed by the code when this building was constructed. They are currently allowed under the IBC. The IBC new construction code allows spiral stairs as a means of egress within a single residence. We propose a change to these means of egress stairs.We propose to eliminate one of the 2nd floor apartment spiral egress stairs.We propose a new fire rated egress corridor shared by both apartments, leading to the existing front egress spiral stair. The stair exits directly to the sidewalk at the Street. This change is not allowed in the IBC. We would like to propose a compliance alternative: Section roo9.9 Spiral Stairways states"Spiral stairways are permitted to be used as a component in the means of egress only within dwelling units for from a space not more than 250 square feet in area and serving not more than five occupants... They shall have a 7 1/2"tread depth at 12 inches from the narrow edge. The risers shall provide headroom of 78"and not more than 9 '/z". Minimum stairway clear width at and below the handrail is 26" 104.10 Modifications:This section allows the building official to amend or make exceptions to the code as needed where strict compliance is impractical. We are required to: • Show that our problem makes strict letter of the code impractical: o If we maintained the spiral stair from the east apartment, it would force egress to made into a small alley type space between our new addition and a neighboring building. This would be an unsafe option. o If we built a code compliant straight stair, it would occupy required Optical Studio business space on the first floor. • The modification is in compliance with the intent and purpose of the code: o We propose a new egress corridor in compliance with 709 below. o The existing spiral stair is in compliance with the code for spiral stair dimensions. See attached drawing. o There is currently a 1 hour rated ceiling between the r"floor business use and the z"d floor.Any changes we make in this area will be patched with 5/8"type X sheetrock, fire caulked and sealed. • The modification does not lessen health, accessibility, life and fire safety, or structural requirements: o The residential occupancy is very low-a maximum of 2 people per apartment equaling 4 people using this egress.The apartment space 6 Code Review Thomas Douglas Architects Inc. Optical Studio 274 Pleasant St,Northampton,MA 196 Pleasant St. Northampton,MA 413-585-0641 is small. The east apartment is 86o square feet. The west apartment is 720 square feet. The egress at grade is directly to the sidewalk.The maximum travel distance is short-it is 66 feet from the most remote point of the east apartment to the first riser of the spiral stair.The wall construction around the remaining spiral stair is i hour rated construction. It has layer of 5/8" sheetrock on both sides of the wall.We will still maintain 2 means of egress.The new egress corridor shall have emergency lights, exit signs, and fire alarm system. Both apartments are tied into an existing fire alarm system that will be upgraded and modified as necessary to be compliant to the IBC. IBC section 7o9 Fire Partitions:The proposed corridor is a "Fire Partition". Fire Partitions are required for walls separating dwelling units from dwelling units and dwelling units from corridor walls. Fire partitions shall have a fire resistance rating of not less than r hour.Although 709.3 exception t allows corridor walls to have a t/z hour rating, this building does not have sprinklers and should therefore maintain the i-hour rating.The doors shall be hour rated. (IBC 420.2 and 7o9.0 Alterations level 2, General: 701.3 Compliance New electrical equipment must comply with section 708 Length of dead end corridors, comply with 705.6 There are no proposed dead end corridors. Minimum ceiling height of newly created habitable and occupied spaces shall be 7 feet. There are no newly created spaces. 705.4.4 Panic Hardware In level 2 work areas, Panic hardware is only required for A uses with occupancies over 100. This project does not have this occupancy count or use. 705.7 Means of Egress lighting All means of egress shall have compliant exit signs. 705.7 Exit Signs The tenant space shall have compliant egress lighting wand 607 Energy Conservation: Level land 2 alterations are permitted without requiring the entire building to comply with the International Energy Conservation Code. Alterations(new construction)shall comply with the International Energy Conservation Code. 7 Code Review Thomas Douglas Architects Inc. Optical Studio 274 Pleasant St,Northampton,MA 196 Pleasant St. Northampton,MA 413-585-0641 A building that undergoes Level 2 alterations is required to meet a certain level of energy compliance. Where there are reconfigurations of the space or new doors or windows, any such new element is required to meet the International Energy Conservation Code. Elements within the building that are not being affected do not heed to be evaluated and do not nee to comply with the energy provisions. Essentially the entire building is not required to meet the energy provisions;only a degree of possible improvement in the energy performance of the building is intended to be achieved by making the new elements meet the IECC. In certain cases where the reconfiguration of the space might have resulted in the creation of new spaces the newly created space should be evaluated as a whole for compliance with the energy provisions even though some of the element within the space might actually not have been altered. Likewise, in a case where an existing mechanical system is being extended to other areas or new ductwork is being installed to reconfigure and reroute the ducts to various spaces, it is only required to have the new elements meet the energy provisions and not the entire system. Any new replacement windows will have a maximum U value of 0.4 Any new entrance doors will have a maximum U value of o.8 None of the existing exterior walls or roof are being altered, so no new insulation is required. Sob Accessibility CMR 521 Valuation of Project: • This project's construction costs are: $540,000 • The assessed value of the building is:$202,600 • The cost of the project is 266% of the assessed valuation of the tenant space. 3.3.1 b. If the work costs$;oo,000 or more, then the work being performed is required to comply with 521 CMR. In addition, an accessible public entrance and an accessible toilet room shall be provided. 3.3.2 If the work performed, including the exempted work, amounts to 30%or more of the full and fair cash value of the building, the entire building is required to comply with 521 CMR. 3.3.3 Alterations by a tenant do not trigger the requirements of3.3.18 and 3.3.2 for other tenants. This project's construction costs are more than 30%of the assessed value of the building and more than$100,0420. 8 Code Review Thomas Douglas Architects Inc. Optical Studio 274 Pleasant St,Northampton,MA 196 Pleasant St. Northampton,MA 413-585-0641 The new addition will be built to accessible standards. The existing B use will be renovated to accessible standards. Schedule: Start construction fall 2016 Completion in 3 months End of Document 9 4 3l4' iirD HALLWAY . . EX.1 HR RATED 1 RISERS=9 114" WALLS TO - ifbc _ ,... ,....4 REMAIN 1-HR RATED WALLS 1-HR RATED d CEILINGS aICIIPI AY ____ 11111111.1 SFIRST FLOOR PLANc l "„'__ `` Se: 1/2"= i'-0" III '11,11' S LANDING 1Oit 4111111 11Il 1-HR 22• -, f RATED 1-111111L ` `. —_ WALLS, �� 15 RISERS 1-HR RATED =994' CEILINGS 4 3/4" MIN �j�■ 111111 11.1 al OSECOND FLOOR PLAN 0 STAIR SECTION Scale: 1/2"= 1'-0" Scale: 3/8"= 1'-0 • THOMAS DOUGLAS OPTICAL STUDIO SKA-1 Architects,Inc. SCALE:AS NOTED tw H....nlsu.n,umn.mgon.NA ON DRAWING pion.:013)SWAM 274 PIEASANT Sr SPIRAL STAIR .... ._"...«.,.e,..« NORTHAMPTON, ' rox,MA 03060 1554¢: 4�. ,,. DETAIL °...: 9/12/2016 City of Northampton Mail-Re-274 Pleasant ST the Optical Studio code review > > < cap of AoRirmnpfon Louis Hasbrouck <Ihasbrouck@northamptonma.gov> Re: 274 Pleasant ST the Optical Studio code review 1 message Louis Hasbrouck <Ihasbrouck@northamptonma.gov> Mon, Sep 12, 2016 at 2:53 PM To: Torn Douglas <douglas@tdouglasarchitects.com> Cc: Scott Laidlaw<scott@tdouglasarchitects.com>, Scott Keiter<skeiter@keiterbuilders.com>, Mary Finn cmf i n n @opt i c a l s t u d i oweb.c o m> Tom, In accordance with the Mass 8th edition building code section 104.10, I approve your request to remove one set of spiral stairs from the second floor of the building at 274 Pleasant. Your proposal is in compliance with the intent and purpose of the code; each of the two dwelling units on the second floor has access to two separate means of egress. Louis Hasbrouck Building Commissioner City of Northampton Town of Williamsburg (413) 587-1240 office (413) 587-1272 fax On Mon, Sep 12, 2016 at 1:24 PM, Tom Douglas <douglas@tdouglasarchitects.com> wrote: Hi Louis, Please find attached a revised code review for the renovations at 274 Pleasant Street. Please email any comments you may have. Thanks, Tom Tom Douglas Thomas Douglas Architects 196 Pleasant Street Northampton, MA 01060 413-585-0641 douglas@tdouglasarchitects.com http:lhvww.tdou g lasa rch itects.co m M[psirmailgoogle.com/mail/ca/u/ORui=28ik=ec5n9a57a8view=pt8search=sent81h=1571fb525e57dr158sim1=1571fbf925e57d45 1/1