2017-9-20 Adams CODECode Review Thomas Douglas Architects Inc
Adams Hall, Round Hill Road, Northampton, MA 196 Pleasant St.
Northampton, MA
413-585-0641
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CODE REVIEW September 19, 2017
Adams Hall, Round Hill Road, Northampton, MA
Applicable Building Code: MA 780 CMR Eighth Addition
IBC, IEBC International EXISTING Building Code, 2009
PROPOSED RENOVATIONS:
PROJECT DESCRIPTION:
• Renovate the existing apartment building. There is no change of use.
• Renovations of the building will include
1. All Floors:
a. Remove non-fire rated acoustic tile ceiling and lighting. Patch new sheetrock walls and ceilings
throughout.
b. Install new paint, finish flooring, millwork
c. Install new kitchen and bath cabinetry, plumbing and lighting fixtures.
d. Repair and replace as necessary electrical, and plumbing systems.
e. Install new HVAC systems.
f. Install new fire alarm systems
g. Install new sprinkler system
2. Roof:
a. Repair as necessary existing roofing.
Use Groups, Section 310
• Continue the R2 use group. (R2, Section 310)
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Proposed number of units:
Floor Number of
units
Basement 0
1st 1
2nd 2
3rd 0 (part of 2nd
floor units
Subtotal 3
Construction Type
• 3B
Sprinkler System
• The entire building will be fully sprinkled with a NFPA 13 system
• An independent Sprinkler Vendor will supply the final sprinkler plans and system specifications.
Fire and Smoke Alarm & Detection
• A manual fire alarm system and an automatic smoke detection system will be installed throughout the building.
• An independent Fire Alarm Vendor will supply the final alarm plan and device specifications.
Mechanical, Electrical and Plumbing
• A licensed engineer for each trade will supply the final plans and specifications for MEP work.
Seismic Zone
• See structural code review and drawings.
According to the IEBC this renovation is being reviewed as:
Prescriptive Compliance Method, Chapter 3
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303 Alterations: Alterations to any building or structure shall comply with the requirements of the IBC code for new
construction.
303.3 Existing Structural elements: see attached structural review.
Maximum Allowable Height/Area (section 503-506)
• Section 504.2, Automatic sprinkler increase, states that for Group R buildings equipped throughout with an approved
sprinkler system in accordance with Section 903.3.1.1 (an NFPA 13 system) the maximum building height is increased by
20 feet and maximum number of stories is increased by 1 story.
• Section 506.1 and 506.2 and 506.3, Area Limitations states that building areas limited by table 503 shall be permitted to
be increased due to frontage and automatic sprinkler systems. With allowable increases, Type 3B construction allows a
building up to 57,277 square feet per floor. The largest floor of this building (combined areas of Rogers and Hubbard) is
36,300 square feet.
• The lowest level of dwelling units in Rogers is categorized as a Basement and is not a story above grade. The building is
categorized as a 3-story building plus a basement.
Maximum Allowable Height/Area
(section 503-506)
Type 3B
Use: R2
With NFPA 13 sprinklers
for calculations
Maximum Height Allowed 4 story, 55 feet
Maximum Area Allowed 16,000 sf
Height Increase per 506 (new allowed) Sprinklers &
frontage
4 stories, 60 feet
Note: the basement does not count as a story
above grade. (502.1)
Area Increase per 506 (new allowed)
For one floor plate
Sprinklers &
frontage
48,484 sf
Proposed Areas by Floor, gross
Basement: 2,066
First Floor 2,066
Second Floor 2,066
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Third Floor 2,066
Sub-total 8,264
Total both bldgs.
Proposed Height R2 space 3 story, 35’-0” tall
Proposed largest floor plate
Basement
This is less than the 57,574 maximum floor plate
area.
Fire Resistive Required Types of
Construction, Table 601 & 602
Building Element Type 3B
Primary Structural Frame 0
Bearing walls, Exterior 2
Bearing walls, Interior 0
Nonbearing walls and partitions, exterior 0
Nonbearing walls and partitions, interior 0
Floor construction and secondary members 0
Roof construction and secondary members 0
508.4 707.3.8 Separated Occupancies by use group
There is only one proposed type of occupancy in this building. There are no separated occupancies.
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 table above for numbers. See attached calculations.
FIRE SEPARATIONS:
Table 508.2.5 Incidental Accessory Occupancies
• Furnace room: Where any piece of equipment is over 400,000 BTU per hour input, a 1 hour fire separation or
sprinklers are required.
• Laundry rooms over 100 square feet: a 1-hour fire separation or sprinklers are required.
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Table 508.4 Required Separation of Occupancies
• With a NFPA 13 sprinkler system and type 3B construction:
• Fire separations required between dwelling units in an R2 use:
• 420.2 Separation Walls: Walls separating dwelling units in the same building shall be constructed as Fire
Partitions. Fire partitions shall extend from the top of the floor/ceiling assembly to the underside of the floor
or roof sheathing above or to the fire resistance rated floor/ceiling or roof/ceiling assembly above. If the
partitions are not continuous to the sheathing, deck or slab, and where constructed of combustible
construction, the space between the ceiling and the sheathing, deck or slab above shall be fire blocked or draft
stopped at the partition line.
• 709.1 Fire partitions, 709.3 Fire Resistance rating, Exceptions:
• 1. Corridors: Corridor walls are permitted to have a ½ hour rating by table 1018.1
• Dwelling unit and sleeping unit separations in buildings of type 2B, 3B and 5B construction shall have fire
resistance ratings of not less than ½ hour in buildings equipped with an automatic sprinkler system.
• 712.3 Horizontal Assemblies, Fire resistance rating:
• Exception: Dwelling unit and sleeping unit separations in buildings of type 2B, 3B and 5B construction shall
have fire resistance ratings of not less than ½ hour in buildings equipped with an automatic sprinkler
system.
• Fire separations required between R use and R use: None Required
• Interior Stairway enclosures (1019): 1 hour for stairs connecting less than 4 stories. 2 hour for stairs connecting 4
stories or more. This building has 1 stair that will be rated for 1 hour.
• 715.4 Fire door and shutter assemblies:
• Fire Partitions, ½ hour, corridor walls, Door assembly rating: 1/3 hour
• Fire Barrier, 1 hour, Interior exit enclosures, Door assembly rating: 1 hour
1018 Corridors
Corridors shall be fire resistance rated according to table 1018.1 . The corridors for this project are required to have a fire-
resistance rating of .5 hours. Walls and doors in this corridor will conform to this requirement.
• The Maximum exit access travel distance (1015.1) is 250 feet, but modified by 1021.2 below.
• Interior Stairway enclosures. See Exit enclosures, 1022 below.
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• There are no corridors in this project.
707.8 Penetrations: permitted by section 1022.4
1022.4
Penetrations into and openings through an exit enclosure are prohibited except for required exit doors, equipment and duct
work necessary for independent ventilation or pressurization, sprinkler piping, standpipes, and electrical raceways serving
the exit enclosure.
1207 Sound Transmission
• 1207.2 Air-borne sound: Walls, partitions, and floor/ceiling assemblies separating dwelling units from each other or
from public or service areas will be constructed to have required STC value of 50. See the construction drawings for
code compliant assemblies.
• 1207.3 Structure-borne sound: Floor/ceiling assemblies separating dwelling units from each other or from public or
service areas will be constructed to have required impact insulation class (IIC) rating of not less than 50. See the
construction drawings for code compliant assemblies.
• See drawings for STC wall details and ratings.
Means of Egress
Section 1009.1 prescribes that the width of an interior stairway cannot be less than 44 inches
1009.1 Exception 1 allows a reduction in width to 36 inches if serving an occupant load of less than 50. There will not be any
stairs in this project that are less than 37” wide.
1118.2 Corridor Width
The required corridor width for this project (with an occupancy of less than 50) is 36”. There are no corridors in this project.
1018.4 Dead ends
With an NFPA 13 automatic sprinkler system, dead end corridors are limited to 50 feet. This project does not have dead end
corridors exceeding 50 feet.
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1016.1 Travel Distance
• Exit access travel distance (1016.1) 250 feet, but modified by 1021.2 below. This distance is the same for NFPA 13
and 13R systems.
1021.2 Stories with one exit
One exit is allowed in use group R on the first story or basement, second floor and third floor if they meet the requirements
of table 1021.2 of the IBC
1021.2
For the first story or basement a maximum of 49 occupants and 75 feet travel distance are allowed.
For the second story, a maximum of 4 dwelling units and 50 feet travel distance are allowed.
For the third story, a maximum of 4 dwelling units and 50 feet travel distance are allowed. Also required are NFPA 13 or 13R
sprinkler system and emergency escape and rescue openings in accordance with 1029.
The design for Adams Hall meets the requirements set forth above (table 1021.3) to allow one exit for dwelling units on the
first, second, and third floors. The 2nd and 3rd floors are 1 unit (on each side of the building) The 3rd floor has an internal stair
connected to the 2nd floor. The proposed travel distance is less than required.
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For stories requiring two means of egress: (This is superseded by 1021.2, Stories with 1 exit)
Travel
Distance
(1016.1)
With NO
sprinkler
System
With sprinkler
System
Proposed max travel
distance
R use, 1st floors
from most
remote point
250’ 81 feet
R use, 2nd floor
from most
remote point
on 3rd floor
250’ 46 feet
1012.2 Handrail height and existing stairways
All new stair handrails in this project will be built to the proper height between 34” and 38”. Section (B)307.3
Section 307 of the IEBC states that handrails otherwise required to comply with Section 1009.12 of the IBC shall not be
required to comply with the requirements of 1012.6 of the IBC regarding full extension of the handrails where such
extensions would be hazardous due to plan configurations.
An existing stairway shall not be required to comply with the requirements of Section 1009 of the IBC where the existing
space and construction does not allow a reduction in pitch or slope.
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1022 Exit Enclosures
Interior exit stairways and interior exit ramps shall be enclosed with Fire Barriers constructed in accordance with 707. Exit
enclosures shall have a fire resistance rating of not less than 1 hour where connecting less than 4 stories. This proposed
project will have new exit stairs connecting less than 4 stories and these stairs will have fire resistance rated walls of 1 hour.
There is 1 existing stair which will remain. It is currently a 2-hour rated enclosure and will remain as a 2-hour enclosure.
Stairway Doors: 1008.1.9.10, Fire Doors, Opening Protectives: 715.4, 1022.3, 1022.4
Table 715.4 For a 1 hour rated fire barrier wall that is a shaft, exit enclosure, or exit passageway, the fire doors in this wall
shall have a minimum rating of 1 hour.
1026.1 Exterior Exit Ramps and Stairs- There are no exterior stairs or ramps at this project.
1026.3: They shall be open on at least 1 side.
1026.5, 1027.3 Location: They shall be at least 10 feet from a property line. Opening protectives are required for openings
within 10’ horizontally and vertically.
705.8.2 Protected openings (exterior stairs) Where openings are required to be protected- Exception: Opening protectives
are not required where the building is equipped throughout with an automatic sprinkler system and the exterior openings
are protected by a water curtain using automatic sprinklers approved for that use.
This project has NO new exterior stairs adjacent to existing window openings.
1208.2 Minimum Ceiling Height requirements
Minimum required ceiling height: 7’-6”
If any room in a building has a sloped ceiling, the prescribed ceiling height for the room is required in ½ of the area. Any
portion of the room measuring less than 5 feet from the finished floor to the ceiling shall not be included in any
computation of the minimum area thereof.
All dwelling units in this project will meet the ceiling height requirements.
Code Review Thomas Douglas Architects Inc
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Northampton, MA
413-585-0641
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1029 Emergency Escape and Rescue
Exception 1 in section 1029 allows sprinkler systems (NFPA 13 and 13R systems) to be used in lieu of emergency escape and
rescue openings.
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.
1008.1.10, 705.4.4 Panic hardware:
Not required since this is not an A or E or H use.
1008.1.9.11 Exterior doors and locks to apartment houses:
The entry doors to the basement and first floors will have automatic closing devices and will lock automatically with an
electrically operated striker mechanism. This equipment will be connected to an intercom system tied independently to
each apartment. Each apartment will have a system in it that will electrically operate the striker mechanism. Since there are
not more than 10 apartments in this building, a closed circuit security camera system is not required.
Chapter 9 Fire Protection Systems:
• 903.2.8 Group R: An automatic sprinkler system shall be provided throughout all buildings with a Group R fire area.
The fire alarm vendor will supply a fire alarm narrative.
• 907.2.9 Group R2 Fire alarm and smoke alarm systems. The building will have a new fire alarm and smoke alarm
system installed on all floors.
• The Fire Alarm Control Panel will be located in a location to be confirmed by the Fire Department.
• A new graphic representation will be located next to the Fire Alarm control Panel (FACP). This panel will be an
engraved label with 1” white letters on a red background “Fire Alarm Control Panel” and list zones in ½” lettering.
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• This fire protective signaling system (alarm control panel) will monitor the sprinklers and smoke detectors for the
renovated space.
• 907.2.9.1,: Manual fire alarm systems (pull stations) are required.
• 907.2.9.2 Smoke Alarms: Single and multiple station smoke alarms shall be installed in accordance with
907.2.11.2 Single or multiple station smoke alarms shall be installed in Group R2 uses in the following locations:
• On the ceiling or wall outside of each separate sleeping area in the vicinity of bedrooms.
• In each room used for sleeping purposes.
• In each story within a dwelling unit, including basements but not crawl spaces and uninhabited attics.
• 907.2.11.3 Interconnection: Where more than one smoke alarm is required to be installed within an individual dwelling
unit or sleeping unit in Group R2, the smoke alarms shall be interconnected in such a manner that the activation of one
alarm will activate all of the alarms in the individual unit.
• 907.5.2.3.4 Group R2. In group R2 occupancies required to have a fire alarm system, all dwelling units and sleeping units
shall be provided with the capability to support visible alarm notification appliances.
• Horn/strobe units will be installed in all public areas. (917.4.1 and 917.5)
• New fire extinguishers will be installed in appropriate locations. 5lb. ABC required at exits based on NFPA standards
relative to maximum travel distance. We will install a sign above each extinguisher.
• A new red strobe light will be installed at the building entrance in a location acceptable to the Fire Department.
• A new Knox box will be installed at the building entrance in a location acceptable to the Fire Department. It will be
mounted 4.5’ from grade and located on the exterior wall directly below the red strobe light. It will contain keys,
engraved key tags and contact numbers.
• A UL approved service company will supervise the system.
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• Carbon Monoxide protection shall be provided as required by 527 CMR 31 and 248 CMR
711 Energy Conservation
All new construction in the building will follow the stretch code. We are not removing sheetrock from walls or ceilings and
will not be insulating those assemblies.
Required values according to the MA stretch code
MA: climate zone 5A
Roofs: R-38
Walls above grade: R-13+R-7.5 ci= R20.5 (proposed: 4” of R6= R24)
Walls below grade: R-7.5
Slab on grade Floors, unheated: R-10
806 Accessibility
CMR 521
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.
This project’s construction costs will exceed 30% of the assessed value of the entire building.
Will our units need to be group 1 or group 2 units?
• According to 9.2.1, our project (previous use was residential) is a renovation and reuse for residential use and the
units are exempt from Group 1 Dwelling units.
• According to 9.2.2 we are renovating or reusing existing dwelling units and are subject to Group 2A unit standards
• Group 2A units: In buildings that contain more than 20 dwelling units, 5% must meet 2A standards. We have less
than 20 units and are not subject to 2A standards.
• There are no Common spaces in the building that will need to meet the accessibility standards of the AAB code.
End of Document