analysis 227 southARCHITECT
J E F F R E Y S C O T T P E N N
77 Worthington Road, Huntington, MA 01050
tel. 413-667-5230 fax. 413-667-3082
jspsed@verizon.net
10 April 2018
Draft Investigation and Analysis
227 South Street
Northampton, MA 01060
General
227 South Main Street was built as a Residential building c. 1884 and most recently used as a multi-family residence with a commercial first floor (veterinarian). The building currently
has one occupied residential unit. The owner intends to renovate the existing structure and add new space for a total of eight residential units and no commercial. Thus the building
will be proposed as Use Group R-2 with construction type VA and include a NFPA 13R fire suppression sprinkler system.
IEBC 2015 references
301.1.1 – Prescriptive Compliance Method – shall be used
Chapter 4 Prescriptive Compliance Method
401.2.1 – existing materials may remain in use (unless deemed unsafe by Building Inspector)
401.1.2 – new and replacement materials shall meet code
402 – additions
402.3 and 402.4 – existing structure carrying Gravity and Lateral loads – shall comply; we will engage an engineer to write a report on the building structural conditions and requirements
403 – alterations shall be no less conforming than existing conditions
403.3 and 403.4 – existing structure carrying Gravity and Lateral loads – shall comply; we will engage an engineer to write a report on the building structural conditions and requirements
403.6 – wall anchorage for unreinforced masonry – shall comply if reusing the brick walls
403.9 – volunteer seismic improvements – shall be part of engineers report
403.10 – smoke alarms – see IFC 1103.8 – shall comply
406 – glass replacement and replacement windows
406.2 – we intend to reuse perfect windows and replace degraded with compliant windows as well as all new compliant windows including proper egress dimensions from all bedrooms
406.3 – replacement windows emergency escape and rescue openings – 1. may use largest window to fit in opening when replacing; but propose all compliant
407 – change of occupancy
407.1 – shall be no less compliant than prior
407.4 – structural – no change in risk
410 accessibility
410.5 – additions – shall comply
410.6 – alterations – shall comply
410.8.7 – we have less than 20 units (17 bedrooms) no type A required; propose 1 type A unit
410.8.8 – type B dwellings – all shall comply
IBC 2015 references with MA addenda
310.4 – Use Group R-2
420.2 – separation walls – walls separating dwelling units and sleeping units shall be constructed as fire partitions (see 708) – propose 1 hour
420.3 – horizontal separation – floor assemblies dwelling units and sleeping units shall be constructed as horizontal assemblies (see 711) – propose 1 hour
420.5 – automatic sprinkler system (see 903.2.8, 903.2.6 and 903.3.2) propose NFPA 13R
420.6 – fire alarm system and smoke detection (see 907.2.9 and 907.2.11) shall comply
504.3 (and Table) – allowable building height R-2, S13R, VA – 60' – propose 35'
504.4 (and Table) – allowable building stories R-2, S13R, VA – 4 story – propose 3 story
506.2.3 (and Table 506.2) – allowable area R-2, S13R, VA – 12,000sf – propose 3,972sf
509 (and Table) – incidental uses (possible mechanical room)
Table 601 – fire-resistance ratings – VA = all elements 1 hour except nonbearing partitions but we propose 1 hour protection throughout
Table 602 – Fire resistance based on separation distance (Fire Separation Distance lot line, center of street or halfway between two buildings on the lot – 38' south (0 hour), 21' north
(R = 0 hour)
602.5 – Construction type V: any materials permitted by this code
703.2.5 – exterior of bearing walls – not required
704 – fire resistance rating of structural members – shall comply
704.2 – column protection
704.3 – primary structural frame
704.4 – protection of secondary members
704.5 – Truss protection – shall comply
705 – exterior walls
705.2 (and Table) – projections
705.2.3 – combustible projections
705.8 (and Table) – openings
707.3.2 and 707.3.3 – Fire Barriers (see 1023.1 and 713.4)
708 – fire partitions – shall comply; propose 1 hour throughout
708.3 – fire partitions = 1 hour protected; exception 1. corridors ½ hour (see Table 1020.1) – propose 1 hour throughout
708.4 – continuity – walls to underside of floor or roof sheathing (see 718.2 and 718.3) exc. 3. wall up to ceiling if ceiling is protected; exc. 5. attics
711 – floor and roof assemblies
713.4 – fire resistance rating for shafts = 1hr up to three stories
714 – penetrations – shall comply
Table 716.5 – fire Barrier (none present); fire partition – 1 hour = ¾ hour door (thus doors into bedrooms)
718.3 – draftstopping in floors – shall comply at dwelling/sleeping separations
Table 803.11 – interior finish requirements based on group; spr. R-2 = “C” all locations
901.2.1.3 – three tiers of documents required: general plan, shop drawings and as built
903.2.8 – required sprinklers (see 903.3)
903.2.11.1.3 – basement requires sprinklers if any portion more than 75' from opening
903.3.1.1 – NFPA 13 systems
903.3.1.2 – NFPA 13R systems: R use group up to 4 stories and 60' high
903.3.1.2.1 – balconies and decks and patios – sprinklers required where roof or balc. above
903.3.2 – quick response and residential sprinklers 3. in dwelling and sleeping units
903.3.5 – include backflow preventer
903.3.5.2 – residential combination services: domestic and fire suppression loads shall be added
903.4 – sprinkler system supervision and alarms – electronic supervision exc. 3. NFPA 13 R system do not require shutoff for sprinklers
903.4.1 – MA requires alarm, supervisory and trouble signals shall be distinctly different and transmitted to one of three NFPA locations as listed
903.4.2 – audible device at exterior of building
903.4.4 – re-transmission of alarm signals
905.3.1 – standpipe systems – required if top floor is 30' above fire dept. access level Not req.
906.1 – portable fire extinguishers exc. R-2 shall have one in each dwelling min. rating 1-A:10-B:C (plus basement)
907 – fire alarm and detection systems
907.1.1 – contract document requirements
907.2 exc. 2: manual fire alarm box not required in R-2
907.2.2.1 – MA exempts R-2 manual fire alarm system when auto. sprinklers and auto. occupant notification present
907.2.9.2 – smoke detectors
907.2.11 – single and multiple station smoke alarms requirements
907.2.11 – R-2 locations: 1. ceiling or wall outside bedrooms; 2. in sleeping room; 3. in each floor (omit uninhabited attics)
907.2.13.2 – fire dept. communication system – see IFC 510 (determined by Fire Marshall)
907.5.2.3.3 – in group R-2 the alarm system shall have the capability to support visible alarm notification (see 521 CMR for confined spaces etc. ie. lavatories, bathrooms)
911 – fire command center – if required 200sf
912 – fire department connections
912.7 – connecting to any sprinkler will serve all sprinklers and connecting to any standpipe will serve all standpipes
915.2 – CO detectors locations: 915.2.1 dwelling units – outside in the vicinity of bedrooms; 915.2.2 sleeping units – in bedrooms exc. omit inside bedroom if no fuel burning in the
room and no forced air furnace
1003 – means of egress
1006.2.1 exc. 1. in group R-2 one means of egress is permitted within and from individual dwelling units with a maximum occ. Load of 20 where the dwelling is equipped throughout with
an automatic sprinkler system and egress travel is less than 125' (and egress windows)
1006.3.2 – single exits cond. 1. occupant load and distance does not exceed Table 1006.3.2(1)
Table 1006.3.2(1) – stories with 1 exit for R-2 = serving max. 4 dwellings, max. 125' egress travel (each unit has compliant separate entrance and exit except apt. 3, second floor of
the orig. building with its own stair and single entrance/exit – 1607sf = 9 people max.)
1009 – accessible means of egress
1009.1 – not less than one – propose maintaining existing ramp to apt. # 1
1009.3 stair width exc. 2. 36” wide if sprinklers; exc. 5 omit area of refuge if sprinklers
1011 – stairways
1011.2 – width – exc. 1. R may be 36” if less than 50 occupants
1011.5.2 – risers and treads: max. 7” rise 11” min. run; exc. 3. R-2 interior to unit may be max. 7 3/4” rise 10” min. run
1010.1.5 floor elevation relating to adjacent interior exc. 5. type B dwelling units may have landing max. 4” lower than interior level
1015.2 – guards required – where 30” or greater drop within 36”
1015.8 – window openings shall be protected if sill is less than 36” high (see means)
Table 1020.1 – corridor fire-resist. rating for R if less than 10 occupants with sprinklers = .5hr
Table 1020.2 – corridor width if less than 50 occupants = 36”
1023.1 – interior exit stairways and ramps – enclosed, protected path to exterior
1023.2 – interior exit stairways and ramps - “fire Barrier” (see 707) = 1hr connecting less than 4 stories
1024.2 – exit passageways width 36” if less than 50 occupants
1024.3 – exit passageways construction – 1hr
1100 – accessibility
1107.6 – R-2 requirements
1107.6.2.2.1 – Type A units – required if more than 20 dwelling or sleeping units (have 17, will provide one Type A unit)
1107.6.2.2.2 – Type B units – all required to be if more than 4 dwelling or sleeping units – will comply
see Table 2304.10.1 – Fastening Schedule
2406.4 – hazardous locations of glazing requiring safety glazing:
2406.4.1 – in doors
2406.4.2 – glass adjacent to doors (within 24”)
2406.4.3 – in windows if all: 1. greater than 9sf; 2. 18” or less glass to floor; 3. top of window more than 36” above floor and a walking surface is within 36” of the window
2406.4.5 – glazing and wet surfaces – any window in a bathroom with a shower or tub and closer than 60” to the tub or shower
2406.4.6 – glazing adjacent to stairs and ramps and less than 60” above the surface shall be safety glazing except: 1. if a guard is before the window and max. 18” from it; 2. if any
walking surface is 36” or more from the window