32C-057 Union Station - Level II Reconfiguration 2012-06-07Page 1 of 11
INVESTIGATION AND EVALUATION REPORT
Pursuant to
Massachusetts State Building Code (780 CMR),
Eighth Edition, Base Volume
Chapter 34 – The Existing Building Code of Massachusetts
JUNE 2, 2012
UNION STATION
NORTHAMPTON, MA 01060
RECONFIGURATION OF EXISTING SPACE
SIEGFRIED PORTH, A.I.A.
MICHAEL J. DUVAL
116 PLEASANT STREET
EASTHAMPTON, MA 01027 (413)-529-9434
siegfriedp47@verizon.net
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SECTION 1 – HISTORY / SCOPE OF WORK
The Work Area Compliance Method is utilized for the compliance analysis for the work
performed pursuant to this building permit application. The first floor is arranged into many
different function and accessory rooms, (see attached map.) The individual works areas are
grouped by the room in which they are located. There are thirteen work areas on the first floor; one work area in the basement and three work areas on the second floor of the building located on 125 Pleasant Street, Northampton, MA.
The Classification of Work Activities in these work areas is Alteration – Level II. Architectural
drawings, (attached hereto), provide detail for construction within the proposed work areas. The work areas do not involve 50% or more of the total area of any floor.
FIRST FLOOR
Room 1
Work Area # 1 is approximately 189 ft2. Interior, nonloadbearing, partitions and a ceiling shall be constructed to create an Airlock / Vestibule around the existing exterior doors. A handicap ramp shall be constructed from the threshold of the exterior door to grade .
Work Area # 2 is approximately 540 ft2. A new bar shall be installed together with the necessary
extensions to the plumbing and electrical systems to equip and service the coolers, bar sinks and glass washers.
Prep Room
Work Area #3 is approximately 32 ft2. The interior partition separating the Prep Room from the
existing closet in Room One shall be removed to provide a passageway from the Prep Room to service the new Bar.
Room 3
Work Area #4 is approximately 96 ft2. Interior, nonloadbearing, partitions and a platform shall
be constructed to create a shaft for a handicap lift / elevator shaft and mechanicals room from the basement to the first floor.
Work Area # 5 is approximately 189 ft2. Interior, nonloadbearing, partitions and a ceiling shall
be constructed to create an Airlock / Vestibule around the existing exterior doors. A handicap
ramp shall be constructed from the threshold of the exterior door to grade. Depot Room
Work Area # 6 is approximately 12 ft2. An interior door, (3’-0”), shall be installed between the
Depot Room and the Small Kitchen.
Work Area #7 is approximately 400 ft2. The existing mezzanine, stairway, and built-in private booths shall be demolished and removed.
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Room 5 Work Area # 8 is approximately 480 ft2. Interior, nonloadbearing, half wall partitions shall be
removed from two walls. Two interior windows shall be installed along one wall. An interior
door, (3’-0”), shall be installed between Room 5 and Room 6.
Work Area #9 is approximately 64 ft2. Interior, non-loadbearing, partitions shall be constructed to create a shaft for an elevator shaft from the basement to the second floor.
Room 6
Work Area # 10 is approximately 12 ft2. An interior door, (3’-0”), shall be installed between Room 6 and Room 8.
Work Area # 11 is approximately 24 ft2. New double exterior doors, (6’-0”), shall be installed
between Room 6 and an exterior deck.
Work Area #12 is approximately 128 ft2. Interior, nonloadbearing, partitions shall be constructed to create two handicap restrooms, (M/W).
Room 9
Work Area # 13 is approximately 24 ft2. New double exterior doors, (6’-0”), shall be installed Exterior Entry
Work Area # 14 is approximately 80 ft2. Two exterior, loadbearing walls and a ceiling shall be
constructed under the porch roof to create a Coat Room off of the main entrance to the building.
The existing exterior wall shall be reconfigured to accommodate a door, half-wall and counter station for the coatroom.
BASEMENT
Work Area #15 is approximately 128 ft2. Interior, nonloadbearing, partitions shall be
constructed to create a shaft for an elevator shaft from the basement to the second floor and an elevator mechanical room.
SECOND FLOOR
Work Area #16 is approximately 336 ft2. Interior, nonloadbearing, partitions shall be
constructed to create a shaft for an elevator shaft from the basement to the second floor. Work Area #17 is approximately 1,056 ft2. An exterior deck with two opposing exterior egress
stairways shall be constructed. Two new exterior doors, (3’-0”), shall be installed to provide
egress access from the second floor.
Work Area #18 is approximately 480 ft2. An interior non-loadbearing partition shall also be removed. One new exterior doors, (3’-0”), shall be installed to provide egress access from an
adjoining room. Interior, nonloadbearing, partitions shall be constructed to create two handicap
restrooms, (M/W).
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SECTION II – BUILDING DESCRIPTION – EXISTING The building, a two story structure is being used as a Mixed Use Non-Separated Structure
originally constructed circa 1870 and rebuilt circa 1906 as a railroad train station and depot. The
building is currently being used as a bar / restaurant on the first floor, with business office and
storage on the second floor and storage in the basement. The building is constructed as follows: Construction Type: IIIB Number of floors below grade: One Current Use Group
Unfinished Basement 6,753 ft2 Accessory Storage
1st floor: 17,730 ft2 A-2
2nd floor: 3,672 ft2 B Total aggregate floor area: 28,155 ft2
Foundation: Stone / Concrete
Walls: Unreinforced brick / masonry / wood framing and glass.
Roof: Wood sheathing/deck, slate, asphalt shingles, membrane and metal coverings. The building is currently equipped with an approved Fire Protection System consisting of an
alarm system and automatic sprinkler system throughout the structure. This system shall be
maintained throughout the reconfigured work area pursuant to 2009 IBC, Chapter 9 with
Massachusetts Amendments. SECTION III – LEVEL – II ALTERATIONS
Level II Alterations include 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. All new construction elements, components, systems, and spaces shall comply with the requirements of the International Building Code.
BUILDING ELEMENTS AND MATERIALS
The requirements of this section are limited to work areas in which Level 2 alterations are being performed, and shall apply beyond the work area where specified.
Existing vertical openings: All existing interior vertical openings connecting two or more floors
shall be enclosed with approved assemblies having a fire-resistance rating of not less than 1 hour
with approved opening protectives. Exceptions: 4. In Group A occupancies, a minimum 30-minute enclosure shall be provided to
protect all vertical openings not exceeding three stories.
5. In Group B occupancies, a minimum 30-minute enclosure shall be provided to
protect all vertical openings not exceeding three stories. This enclosure, or the enclosure specified in Section 703.2.1, shall not be required in the following locations:
5.2. Buildings protected throughout by an approved automatic fire sprinkler system.
N/A: Work Areas # 1, 2, 3, 5, 6, 7, 8, 9, 10, 12, 13, 16 and 18. The existing building is equipped with an approved automatic sprinkler system.
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Work Areas # 4, 11, 14, and 15 are not existing vertical openings and therefore shall meet the
requirements for new construction.
Supplemental shaft and floor opening enclosure requirements: N/A, the work area on any floor does not exceed 50 percent of that floor area,
Supplemental stairway enclosure requirements:
N/A, the work area on any floor does not exceed 50 percent of that floor area,
Smoke barriers: N/A in these Group A, B and S Work Areas.
Interior finish: The interior finish of walls and ceilings in exits and corridors in any work
area shall comply with the requirements of the International Building Code.
TABLE 803.9 INTERIOR WALL AND CEILING FINISH REQUIREMENTS BY OCCUPANCY
GROUP
SPRINKLERED
Exit
enclosures and exit
passagewaysa,b Corridors
Rooms and enclosed
spacesc
A-1 & A-2 B B C
B, E, M, R-1 B C C
S C C C
a. Class C interior finish materials shall be permitted for wainscotting or paneling of not more than 1,000 square feet of applied surface area in the grade lobby where applied directly to
a noncombustible base or over furring strips applied to a noncombustible base and fireblocked as required by Section 803.11.1.
b. In exit enclosures of buildings less than three stories above grade plane of other than
Group I-3, Class B interior finish for nonsprinklered buildings and Class C interior finish for sprinklered buildings shall be permitted.
c. Requirements for rooms and enclosed spaces shall be based upon spaces enclosed by partitions. Where a fire-resistance rating is required for structural elements, the enclosing
partitions shall extend from the floor to the ceiling. Partitions that do not comply with this shall be considered enclosing spaces and the rooms or spaces on both sides shall be
considered one. In determining the applicable requirements for rooms and enclosed spaces, the specific occupancy thereof shall be the governing factor regardless of the
group classification of the building or structure.
This Requirement shall be met. Guards:
Minimum requirement: Every portion of a floor, such as a balcony or a loading dock, that
is more than 30 inches (762 mm) above the floor or grade below and is not provided with
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guards, or those in which the existing guards are judged to be in danger of collapsing, shall be provided with guards.
Design: Where there are no guards or where existing guards must be replaced, the guards
shall be designed and installed in accordance with the International Building Code. N/A: for work areas # 1 -3, 5-16 and 18. Guards will be required in work areas # 4 and 17.
FIRE PROTECTION
The requirements of this section shall be limited to work areas in which Level 2 alterations are being performed, and where specified they shall apply throughout the floor on which the work areas are located or otherwise beyond the work area.
The building is currently equipped with an approved Fire Protection System consisting of an
alarm system and automatic sprinkler system throughout the structure. This system shall be maintained throughout the reconfigured work area pursuant to 2009 IBC, Chapter 9 with Massachusetts Amendments.
Corridor ratings: N/A, there are no corridors in the work areas. Standpipes: N/A the work area is not located more than 50 feet (15 240 mm) above or below the lowest level of fire department access.
Supplemental fire alarm system requirements: N/A the work areas on any floor do not exceed
50 percent of that floor area.
MEANS OF EGRESS
The requirements of this section shall be limited to work areas that include exits or corridors
shared by more than one tenant within the work area in which Level 2 alterations are being performed, and where specified they shall apply throughout the floor on which the work areas are located or otherwise beyond the work area.
N/A, the Work Area is not shared by more than one tenant, and does not include corridors or
exits that affect others. Therefore, the tenant space undergoing this alteration need only comply with the means of egress requirements of section 604.
102.2.2.1 Existing Non- Conforming Means of Egress: The following conditions shall be
corrected in all existing buildings:
1. Less than the number of means of egress serving every space and/or story, required by Chapter 10 of the International Building Code 2009 with Massachusetts Amendments
(780 CMR 10.00);
There are a sufficient number of Means of Egress
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2. Any required means of egress component which is not of sufficient width to provide adequate exit capacity in accordance with section 1005.1 of the International Building
Code 2009 with Massachusetts Amendments (780 CMR 1005.1);
The exit component widths are sufficient to provide adequate exit capacity. 3. Any means of egress which is not so arranged as to provide safe and adequate means of
egress, including exit signage and emergency lighting in accordance with Chapter 10 of
the International Building Code 2009 with Massachusetts Amendments (780 CMR
10.00); or The existing building is in full compliance with this requirement.
4. Where the occupant load of an existing Group A-2 Nightclub use is 50 or greater, the
main entrance/exit door shall be a minimum 72 inches (nominal) width. This main entrance/exit door shall consist of a pair of side-hinged swinging type doors without a center mullion and shall be equipped with panic hardware (see Chapter 10 of the
International Building Code 2009 with Massachusetts Amendments (780 CMR 10.00).
As an alternative, or where construction, regulations or other conditions exist which
would preclude the installation of said main entrance/exit door and associated exit access, the owner shall cause the existing means of egress system to be evaluated by a registered design professional. Such evaluation shall determine whether the existing means of
egress is sufficient to accommodate the occupant load or whether the existing means of
egress requires improvement to accommodate safely the occupant load. If the existing
means of egress is insufficient to accommodate the occupant load, such inadequate means of egress will, as a minimum, be deemed in violation of this code. Calculation methodologies based on alternative approaches to life safety may be utilized in order to
effect said egress evaluation
The existing building is in full compliance with this requirement.
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TABLE 1004.1.1 MAXIMUM FLOOR AREA ALLOWANCES PER OCCUPANT
Area per Area/Occupant Occupants Floor Use Group per Table 1004.1 Allowed
Basement 6,753 ft2 300 23
1st floor:
Assembly 6,532 ft2 (Net) 15 net 436 17,730 ft2 gross area subtracting the following: Prep room 270
Rest rooms 573
Stairway / Lift/elevator 484
New Bar 512 Kitchens 3,705 Hallways 2,563
Existing Bar 296
Depot 2,795
(11,198 ft2) Depot Room 2,658 ft2 7 Net 376
Existing Bar/Lounge 923 ft2 7 Net 132
Kitchens, (comm.) 4,419 ft2 200 23
Sub-total: 967* 2nd floor: Assembly 4,055 ft2 15 net 271*
4,598 gross area subtracting the following:
Rest rooms / Janitor 300
Duct Chase 51 Stairway / Lift 192 (543)
TOTAL: 1,238
Total occupancy for the first floor is further limited by the Massachusetts Plumbing Code, (248 CMR 10.00(18): Table1), to 540 due to the number of toilets. Total occupancy for the second floor is further limited by the Massachusetts Plumbing Code to
210 due to the number of toilets. The total building occupancy is limited to 750.
The existing egress capacity exceeds the occupant load requirements as specified in the International Building Code for the new occupancy
FUNCTION OF SPACE FLOOR AREA IN SQ. FT. PER OCCUPANT
Accessory storage areas, mechanical equipment room 300 gross
Assembly without fixed seats
Un-concentrated (tables and chairs) Concentrated
Standing space
15 net 7 net
5 net
Kitchens, commercial 200 gross
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ACCESSIBILITY
Accessibility requirements shall be in accordance with 521 CMR.
521 CMR 3.3 EXISTING BUILDINGS: All additions to, reconstruction, remodeling, and alterations or repairs of existing public buildings or facilities, which require a building permit or
which are so defined by a state or local inspector, shall be governed by all applicable subsections
in 521 CMR 3.00: JURISDICTION.
521 CMR 3.3.1 If the work being performed amounts to less than 30% of the full and fair cash value of the building and
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, telephone, drinking fountain (if toilets, telephones and drinking fountains are provided) shall also be provided in compliance with 521 CMR.
Including but not limited to the following:
521 CMR 17 Restaurants – Work Area #2; 521 CMR 25 Entrances - Work Areas # 1, 5, and 9; 521 CMR 26 Doors & Doorways - Work Areas # 6, 7, 8, 12 and 13;
521 CMR 27 Stairs – Work Area #16;
521 CMR 28 Elevators - Work Areas # 4, 11, 14 and 15;
521 CMR 30 Public Rest Rooms – Work Area # 10 and 17; The requirements of 524 CMR are also applicable to the elevators.
The work being conducted in Work Area # 3 does not require compliance with 521 CMR.
STRUCTURAL
New structural elements:
Work Areas # 1-3, 5-16 and 18: N/A. There are no new structural elements in the proposed alterations.
Work Areas # 4 and 17: New structural elements in alterations, including connections and
anchorage, shall comply with the International Building Code. Minimum design loads: The minimum design loads on existing elements of a structure that
does not support additional loads as a result of an alteration shall be the loads applicable at the
time the building was constructed.
Existing structural elements carrying gravity load: Alterations shall not reduce the capacity of existing gravity load-carrying structural elements.
Existing structural elements resisting lateral loads. N/A
Voluntary improvement of the seismic force-resisting system: N/A
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MECHANICAL
All reconfigured spaces intended for occupancy and all spaces converted to habitable or
occupiable space in any work area shall be provided with natural or mechanical ventilation in
accordance with the International Mechanical Code. Exception: Existing mechanical ventilation systems shall comply with the requirements of
Section 709.2.
709.2 Altered existing systems. In mechanically ventilated spaces, existing mechanical ventilation systems that are altered, reconfigured, or extended shall provide not less than 5 cubic feet per minute (cfm) (0.0024 m3/s) per person of outdoor air and not less than 15 cfm (0.0071
m3/s) of ventilation air per person; or not less than the amount of ventilation air determined by
the Indoor Air Quality Procedure of ASHRAE 62.
ENERGY CONSERVATION:
Minimum requirements: Level 2 alterations to existing buildings or structures are permitted
without requiring the entire building or structure to comply with the energy requirements of the International Energy Conservation Code or International Residential Code. The alterations shall conform to the energy requirements of the International Energy Conservation Code or International Residential Code as they relate to new construction only.
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LEVEL – I ALTERATIONS
GENERAL
Level 1 alterations include the removal and replacement or the covering of existing materials,
elements, equipment, or fixtures using new materials, elements, equipment, or fixtures that serve the same purpose.
BUILDING ELEMENTS AND MATERIALS
All new work shall comply with materials and methods requirements in the International Building Code, International Energy Conservation Code, and International Mechanical Code, as applicable.
FIRE PROTECTION
There are no additional requirements beyond those identified above
MEANS OF EGRESS Alterations shall be done in a manner that maintains the level of protection provided for the
means of egress, and in accordance with section 102.2.2.1.
102.2.2.1 Existing Non- Conforming Means of Egress: There are no additional requirements beyond those identified above.
ACCESSIBILITY
There are no additional requirements beyond those identified above.
STRUCTURAL
No additional requirements beyond those identified above. ENERGY CONSERVATION
No additional requirements beyond those identified above