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31B-114 126 King St Code Review 2013-04-16Code Review Thomas Douglas Architects Inc 126 King Street, Northampton, MA 196 Pleasant St. Northampton, MA 413-585-0641 1 of 11 CODE REVIEW December 13,2012 Revised 3/19/13 126 King Street Apartments, Northampton, MA Applicable Building Code: MA 780 CMR Eighth Addition IBC, IEBC International EXISTING Building Code, 2009 ZONING DISTRICT: PROPOSED RENOVATIONS: PROJECT DESCRIPTION: • Renovate the existing multi-‐family residential building. Add 2 additional units to the existing building in the existing 3rd floor space. Add a new exterior rear egress stair with a roof. Relocate an existing 1st floor rear porch with egress stair. • Renovations of the building will include 1. All Floors: a. Remove non-‐fire rated acoustic tile ceiling and lighting, and all framed walls. Install new sheetrock walls and ceilings throughout. b. Install new paint, finish flooring, millwork c. Install new kitchen and bath cabinetry, plumbing and lighting. d. Install new electrical, plumbing, and HVAC system. e. Install new fire alarm systems f. Install new sprinkler system 2. Roof: a. Install a new dormers and repair existing framing. Use Groups, Section 310 • R2. No Changes proposed Construction Type • 5B Sprinkler System • The entire building will be fully sprinkled with a NFPA 13 R system. • An independent Sprinkler Vendor will supply the final plan and system specifications. Code Review Thomas Douglas Architects Inc 126 King Street, Northampton, MA 196 Pleasant St. Northampton, MA 413-585-0641 2 of 11 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 plans and device specifications. Seismic Zone • See structural code review According to the IEBC this renovation is being reviewed as: Prescriptive Compliance Method, Chapter 3 303 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 903.3.1.2 (an NFPA 13R system) the maximum building height is increased by 20 feet and maximum number of stories is increased by 1 story but shall not exceed 4 stories and 60 ft. • Section 506.3 does not allow an area increase for 13R systems. Type 5B construction allows a building up to 7,000 square feet per floor. The largest floor of this building is 2,057 square feet and complies with maximum areas. • The total allowable building area is calculated using the formula in section 506.4.1. For buildings 3 stories or more above grade, multiply the allowable building area per story from 506.1 by 3. The calculation is: 7,000 sq ft per story x 3 = 21,000 square feet maximum building area. We propose a maximum building size of 7,688 square feet and complies with maximum areas. Maximum Allowable Height/Area (section 503-‐506) Type 5B Use: R2 With NFPA 13R sprinklers Maximum Height Allowed 2 story, 40 feet Maximum Area Allowed PER FLOOR 7,000 Height Increase per 506 (new allowed) Sprinklers & frontage 3 stories, 60 feet Note: the basement does not count as a story Code Review Thomas Douglas Architects Inc 126 King Street, Northampton, MA 196 Pleasant St. Northampton, MA 413-585-0641 3 of 11 above grade.(502.1) Area Increase per floor from 506 (new allowed) Sprinklers & frontage 0 Proposed Areas by Floor, gross Basement: 1991 First Floor 2014 Second Floor 2057 Third Floor 1626 TOTAL 7,688 Proposed Height R2 space 3 story, 45’-‐4” tall Fire Resistive Required Types of Construction, Table 601 & 602 Building Element Type 5B Primary Structural Frame 0 Bearing walls, Exterior 0 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 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 NOT be permitted to be increased due to frontage and sprinklers. FIRE SEPARATIONS: Table 508.2.5 Incidental Accessory Occupancies Code Review Thomas Douglas Architects Inc 126 King Street, Northampton, MA 196 Pleasant St. Northampton, MA 413-585-0641 4 of 11 • 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. Table 508.4 Required Separation of Occupancies • With a NFPA 13R sprinkler system and type 5B construction: • 420.2 Separation Walls: Walls separating dwelling units in the same building shall be constructed as fire partitions. • 709.1 Fire partitions, 709.3, 1018.1, Fire Resistance rating, • 1. Corridors: Corridor walls shall have a 1-‐hour rating because of the NFPA 13R system. The exception allowed by table 1018.1 is not in effect. • Dwelling unit and sleeping unit separations in buildings of type 2B, 3B and 5B construction shall have fire resistance ratings of not less than 1 hour in buildings equipped with an NFPA 13R automatic sprinkler system. • 712.3 Horizontal Assemblies, Fire resistance rating: • Dwelling unit and sleeping unit separations in buildings of type 2B, 3B and 5B construction shall have fire resistance ratings of not less than 1 hour in buildings equipped with an automatic sprinkler system. • Fire separations required between R use and R use: None Required • Interior Stairway enclosures. see Exit enclosures, 1022 below. 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. Code Review Thomas Douglas Architects Inc 126 King Street, Northampton, MA 196 Pleasant St. Northampton, MA 413-585-0641 5 of 11 • See drawings for STC wall details and ratings. Means of Egress Exits Required Exits required Exits provided Exit Width stair .3” per occupant Exit Width other components .2” per occupant Basement Floor 1 1 36” min 36” min First Floor 1 1 36” min 36” min Second Floor 2 2 36” min 36” 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. The both egress stairs will serve an occupant load of less than 50. The existing stair is 3’-‐5” wide. The new exterior stair is 3’-‐0” wide. 1118.2 Corridor Width The required corridor width for this project (with an occupancy of less than 50) is 36”. Widths of corridors in this project vary, but the most narrow corridor in this project is 3’-‐8”. 1018.4 Dead ends With an NFPA 13R automatic sprinkler system, dead end corridors are limited to 20 feet. This project does not have dead end corridors exceeding 20 feet. 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. Travel Distance (1016.1) With NO sprinkler System With sprinkler System Proposed max travel distance R use, Bsmt & 250’ 74 feet Code Review Thomas Douglas Architects Inc 126 King Street, Northampton, MA 196 Pleasant St. Northampton, MA 413-585-0641 6 of 11 1st floors R use, 2nd & 3rd floors 250’ 80 feet (3rd fl to 2nd fl exit) 1012.2 Handrail height The existing main stair from the first floor to the second floor is a “monumental stair. We propose to continue the use this monumental stair and we will extend the height of the existing handrails and guardrails to the proper height between 34” and 38”. Section (B)307.3 Stairways allows the use of the existing stairway even though it does not meet requirements of new stairs under the code for new construction. Guardrails will be 42 inches tall. 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 an exit stair less than 4 stories and will have fire resistance rated walls of 1 hour. 1022.4 Penetrations: This section requires that penetrations into and openings through an exit enclosure are prohibited except for required exit doors, equipment and ductwork necessary for independent ventilation or pressurization, sprinkler piping, standpipes, electrical raceway for fire dept communication systems and electrical raceway serving the exit enclosure and terminating in a steel box not exceeding 16 sq. inches. All of the penetrations in this exit enclosure will meet the above requirements. 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. All doors in this monument stair will meet this requirement. 1026.1 Exterior Exit Ramps and Stairs 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. Existing windows within this distance will be changed to protected 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. Code Review Thomas Douglas Architects Inc 126 King Street, Northampton, MA 196 Pleasant St. Northampton, MA 413-585-0641 7 of 11 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 next to the first floor rear entry door • 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. • This fire protective signaling system (alarm control panel) will monitor the sprinklers and smoke detectors for the renovated space. Code Review Thomas Douglas Architects Inc 126 King Street, Northampton, MA 196 Pleasant St. Northampton, MA 413-585-0641 8 of 11 • 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. • Carbon Monoxide protection shall be provided as required by 527 CMR 31 and 248 CMR Code Review Thomas Douglas Architects Inc 126 King Street, Northampton, MA 196 Pleasant St. Northampton, MA 413-585-0641 9 of 11 711 Energy Conservation Required values according to the MA stretch code for this Existing building: MA: climate zone 5A Existing windows will be retained. The building will be fully air sealed. All existing ceilings, walls or floor cavities of the building envelope exposed or accessible during construction will be filled with insulation that meets or exceeds an R value of R-‐3.5 per inch. The roof will be insulated and air sealed. 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 Level 3 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 3 alterations is required to meet a certain level of energy compliance. Any new element within the work area 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. 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. Code Review Thomas Douglas Architects Inc 126 King Street, Northampton, MA 196 Pleasant St. Northampton, MA 413-585-0641 10 of 11 The following questions and comments were discussed with Thomas Hopkins at the AAB. Question 1: Will our units need to be group 1 or group 2 units? • According to 9.2.1, our project (previous use was non-‐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 not renovating or reusing existing dwelling units, so we are not subject to group 9.4 2 dwelling units or 9.5 Dwelling unit interiors • According to 9.4, our project contains fewer than 20 units and the units do not have to meet Group 2 standards. • Thus, the apartments do not have to meet the interior standards of Group 1 or Group 2 units. • The Common space of the building must meet the accessibility standards of the AAB code. Question 2: Elevator required? Our building is 4 stories (3 stories and a finished attic) • 25.1 We will have a ramped entry to the first floor front entry door (main public entrance). This door takes you into a lobby and common stair accessing all floor levels. • 28.1 Laundry facilities (common use space): None proposed. • 28.1 We are exempted from the elevator requirement because all of our public use and common use spaces will be on the accessible (1st floor) level. Question 3: Area of Rescue assistance required for existing exits? • 20.12 We are constructing a new exterior egress stair from the existing 2nd and 3rd floors. This is our 2nd means of egress. The first means of egress is the interior stair. This egress does not need to have an area of rescue assistance because: • The 2nd and attic floors are not accessible spaces • The building will have a sprinkler system • The building is existing. -‐ Although this 2nd floor stair is a new egress element. Question 4: Area of Rescue assistance required for new exit? • If we constructed a new 2nd means of egress from the first floor, then we would not need an area of rescue assistance because: • The building will have a sprinkler system • The building is existing. - Although this 2nd floor stair would be a new egress element. End of Document Code Review Thomas Douglas Architects Inc 126 King Street, Northampton, MA 196 Pleasant St. Northampton, MA 413-585-0641 11 of 11