25C-071 42 Day Code ReviewARCHITECT
JEFFREY SCOTT PENN
77 Worthington Road, Huntington, MA 01050
tel. 413-667-5230 fax. 413-667-3082
jspsed@verizon.net
2 July 2014
Client:
Danielle and Denise McKahn
42 Day Avenue
Northampton, MA 01060
Northampton Building Department
Puchalski Municipal Building, Town Hall
212 Main Street
Northampton, MA 01060
Dear Louis and Chuck:
Danielle and Denise have asked me to assist them in assessing and planning their
proposed renovation at 42 Day Avenue. After reviewing your preliminary comments
and further code research, I have used the IEBC chapter 13, Performance Compliance
Methods. I have produced the attached Investigation and Evaluation.
To summarize, adding one unit brings the building from Use Group R-3 to R-2, and
requires compliance with IBC 2009, the Commercial Code, or modifications to satisfy
Table 1301.7 for Perfomance Compliance. Thus we are outlining our intention to add
fire detection and alarms, add exit signage and emergency egress lighting and protect
the structure ofthe egress Stairways, front and rear, and apartment separations by using
Contego Intumescent paint (or approved equal). We believe this path reveals no
requirement to add a fITe suppression sprinkler system.
We welcome your input and will be happy to furnish required information. The owner
will produce building plans for a Building Permit.
ARCHITECT
JEFFREY SCOTT PENN
77 Worthington Road, Huntington, MA 01050
tel. 413-667-5230 fax. 413-667-3082
jspsed@verizon.net
2 July 2014
Investigation and Evaluation
Client:
Danielle and Denise McKahn
42 Day Avenue
Northampton, MAO1 060
General
The McKahn residence at 42 Day Ave. is currently a two story two family residence
with unoccupied attic, built c. 1895. The building was renovated over the last 5 years
with structural and energy upgrades properly done under abuilding permit. The.new
proposed project is to add an additional housing unit for a total of 3 which will change
the building occupancy from R-3 to R-2. The new unit will be contained on the
third level with primary access at the street front stair with secondary egress at the rear
stair. The building is Type VB construction with wood stud Balloon frame and typical
fmishes (at Table 503 VB allows maximum use for R-2 of2 stories and 7000st). It is
my understanding that some criteria are waived ifthe whole building satisfies one of
the Compliance methods (IEBC 101.5.3), such as the maximum number offloor
levels. The intent is to add fire detection and alarms, add exit signage and
emergency egress lighting and· protect the structure ofth~ egress Stairways, front
and rear. The 3 story building footprint is approx. 1,400 sq. ft. and the height approx.
35'; table 503 shows maximum 40feet height, 2 stories and7,000 sffootprint for R-2
(table 601 identifies VB construction due to ratings). I have reviewed relevant
citations in theIEBC Performance Compliance Methods, chapter 13, and provide the
followingresults ofthe investigation and evaluation.
Chapter 13. Performance Compliance Methods
1301.6.1 -Building Height -.t11e lowernumber is due to the building not complying
with Table 503 maximum of 2 stories (will have 3), thus -1 x 7 = -7 .
1301.6.2 -Building Area -the greatest deductiQnjs for the first floor at 1,390sf/7000sf
allowable x 7000/1200 4.6 =4· ..
1301.6.3 -Compartmentation -the whole building's net area is 2,766sf at Table
1301.6.3 = 16
1301.6.4 -Tenant and Dwelling Unit Separation -the egress stair has doors at each
level but is less than 1 hour protected..,.. usingContego Intumescent Paint, the owners
will protect the stair (including doors, corridors and apartment sides ofthe walls and
apartment ceilings) to Ihr for category c =0
will add 5 112" L VL's at 24"oc augmenting the existing 2"x6" @ 24"oc joists. During
design and when opening structure, any further encountered deficiencies shall be
remedied. The owner welcomes the building official's comments regarding any
perceived dangerous conditions for remedy. I will provide analysis ofthe structure as
revealed.
Additional Explanations and Information
Site
The site is a typical building lot on Day Avenue platted in 1890 with driveway, garage
and back yard in addition to the house. The building is approx. 40' from side
neighbors but approx. 21'-6" from the neighbor's garage.
Change of Occupancy (307)
307.1 Conformance. Addition ofone residential unit for a total of3 makes the building
subject to mc 2009, the Commercial Code with several ramifications. The building
will meet the code using Chapter 13, Performance Compliance Methods.
307.2 Certificate ofOccupancy. Will be sought upon completion ofproject.
307.3 Stairways. the existing space and construction does not allow a reduction in
pitch or slope. Separation and protection shall be accomplished
307.4 Structural. I believe this to be an ordinary structure and the change ofoccupancy
is within Residential. The attic floor structure and bearing as well as the dormer
structure shall be augmented to code. The addition ofnew interior walls will
strengthen the lateral performance.
307.5 Energy. The new unit will meet the Stretch Code Energy code (Northampton is a
Green CommUllity).
307.6 Electrical. The new construction shall comply.
307.7 Fuel gas. The buildings HV AC and fuel supply shall comply.
307.8 Mechanical. The building systems shall comply.
307.9 Plumbing. The new construction shall comply.
Historic Buildings (308)
308.1 -the building is located in apotential historic district; all effort will be made to
maintain the period character even with the addition ofwindows and skylights.
Accessibility for Existing Buildings (310)
310.1 Scope. Exception: type B dwelling or sleeping units ... are not required ... (when)
change ofoccupancy. There is no intent to furnish an Accessible Apartment, parking
Qr pathway at present. mc 1107.6.2 shows that type A units are required for 20 or
more units (2% or min. 1), no accessible units are required for R..2 apartment buildings
and type B units are excepted inIEBC 310.1, thus there is no requirement for
accessible units.
PERFORMANCE COMPLIANCE METHODS
TABLE 1301.7
SUMMARY SHEET-BUILDING CODE
'" '" *"'No applicable value to be inserted. ~ l
2-l
I \ \ 14
Existing occupancy f.c'."S Proposed occupancy· ~."2.
Year building was constructed t:..-l t;'lS' Number ofstories 3 Height in feet 3~'
Type of construcU.on 11 t2 Areaperfloor (I) 1~1~4P rl.) 1~~J'P(~) q"J~~
Percentage of open perimeter increase ~% ~
Completely suppressed: Yes __No Corridor wall rating " 1.... or '
.
Compartmentation: Yes __No ~ Required door closers; Yes No X
Fire-resistance rating of vertical opening en~ures ~ . b.c:
Type ofHVAC system (I) ",6 p,AotEMT 1444-10..('5 MIM'f.{f,'" r: serving nmnberoffloors ~'~Id-S'.?rIp,.n.
Automatic fire detection: Yes ~No • v ype and location u..Aon ..... W I ~ I
FIre alarm system: Yes~No Type I I
Smoke control: Yes __No -,(, . Type
Adequate exit routes: Yes --p'-No Dead ends: Yes
Maximum exit access travel distance ZS' Elevator controls: Yes
Means ofegress emergencY lighting: Yes~o Mixed occupancies: Yes
I MEANS OF EGRESS {ME}SAFETY PARAMEI'ERS FIRE SAFETY (PS) I
1301.6.1 Building Height
1301.6.2 Building Area
•1301.6.3 Compartmentation
1301.6.4 Tenant and Dwelling Unit Separations
1301.6.5 Corridor Walls
1301.6.6 Vertical Openings
1301.6.7 HV AC Systems
1301.6.& Automatic FIre Detection
1301.6.9 FIre Alarm System
1301.6.10 Smoke control
1301.6.11 Means ofEgress
1301.6.12 Dead ends
1301.6.13 Maximum Exit Access Travel Distance
1301.6.14 Elevator Control
1301.6.15 Means ofEgress Emergency Lighting
3412.6.16 Mlxed Occupancies
3412.6.17 Automatic Sprinklers
3412.6.1& Standpipes
3412.6.19 Incidental Accessory Occupancy
Building score -total value
-,-, ++ I&' It"
t!:!tt:? ,t:!)D
7
lIf) ! Ii'
CI~ Dt:>
**** 6**** 1**** ! I 11 :!~ -2** I 4",0 d
-(p I -t,";-"2. -.:. -"3
0 I **** ~-1-1
~'L~1-
No X
No ~
No X
GENERAL SAFETY (GS)
;,."
4
L~
0
0
7
"5
G::t
(:)
"6
2.
)t
-24
t!> -,=,
10
-I
q-t.:)
r:
...
2009INTERNAnONAL EXISTING BUILDING CODe® 68
2"x8" VALLEY
ADD 2-7114"LVL'S
APPROX.13'
UP TO 42" WINDOW HEADER:
91/2" LVL -BEARING JACKS 4x4
P=4053# @ CTR
~ ~N
SCALE: 114" "" 1'-0"
o l' 5' 10'
EXISTING
2"x8" VALLEY
ADD2xS
VERIFY LOAD PATH
BEARING TO GRADE
4x4 POST P=2496#
-0\ r--" I
APPROx. 12'
REPLACE
1"x(7") RIDGE
WITH:
7"xU 718" PSL
/
~ \I')-" M ~
VERIFY LOAD PATH
BEARING TO GRADE
3 112"x5 114" PSL POST
P=9412
CUT VALLEYS;
HANG TO RIDGE
EXISTING
2"x8" VALLEY
ADD:
REPLACE 3 112"x9 liZ" PSL
1"x(7") RIDGE
WITH:
7"xU 7/8" PSL
a-. N ALL~ EXISTING~ 2"x6" @24"00 ~ RAFTERS
ADD: EXISTING
5 112" LVL'S @ 24"'oc 2"x8" VALLEY
REPLACE WITH:
5 1/4"xU 7/S"7
SECURE RAFTERS TO RAFTER PLATES
AND WALL USING HURRICANE TYPE
STRAPS AND VERIFY FLOOR
STRUCTURE BEARING AND TIE
EFFECT
APPROX.44' UP TO 42" WINDOW HEADER:
91/2" LVL -BEARING JACKS 4x4
P=5506# @ CTR
EXISTING
CHIMNEY
DAN! AND DENISE MCKAHN
ATTIC LEVEL
4"1J)AY AVENUE, NORTHAMPTON, MA
STRUCTURAL ANALYSISIRECOMENDED CHANGES
JEFF PENN 413-667-5230 2 JULy 2014
EXISTING
2"x4" @24"00
JACKSTIJDS
VERIFY LOAD PATH
BEARING TO GRADE
4x4 POST P=3120# NOTE:
ENGINEERED LUMBER
TECH TO RECALCULATE
AND SUPPLY STAMPED
DESIGNS
ALSO, 4x4 POSTS SHOULD
ALL BE LVL MATERIAL
M = MOMENT FOR DESIGN
P=POINT LOAD POUNDS
ALL
EXISTING
2"x6" @ 24"00
FLOOR JOISTS
ADD:
51/Z" LVL'S @Z4"'oc