32C-149 263 Pleasant St Code Compliance Alternative request 2012-05-03
Harold R. Cutler, P.E.
Consulting Fire Protection Engineer
165 Landham Road
Sudbury, MA 01776 -3156
Voice & fax 978-443-7088
Email hcutlercfpe@verizon.net
May 2, 2012
P/N 2132
Office of the Building Commissioner
Puchalski Municipal Building
Northampton, MA 01060
Attention: Louis Hasbrouck
Building Commissioner
Dear Mr. Hasbrouck:
Subject: Request for Acceptance of a Compliance Alternative
Height Limitation
263-271 Pleasant Street, Northampton
This letter is submitted on behalf of the McCarthy Properties, Inc., the owner of the
building at 263-271 Pleasant Street, Northampton and Peter Frothingham, the architect
for the proposed renovation project at the building. It is submitted to request your
department’s consideration and acceptance of a compliance alternatives in accordance
with Section 101.5.0 of the Existing Building Code of Massachusetts (EBCM) with
respect to the story height limitation for an unsprinklered building of Type VB
construction and Use Groups B, M, A-3 and R-2 occupancy.
In addition to references to the EBCM, this letter will also refer to the requirements of
the Eighth Edition of the Massachusetts State Building Code (MSBC8) for new
construction.
Existing Conditions
Key characteristics of the existing building for purposes of this discussion may be
summarized as follows:
1. The existing construction type is Type IIIB based on non-combustible exterior
masonry walls having two-hour fire ratings and interior unrated and combustible
or non-combustible structural elements and floor and roof assemblies.
2. The building has three stories and a basement.
Louis Hasbrouck, NHBD Page 2 May 2, 2012
3. The building’s dimensional height is 38’ high above average grade measured
from average grade to the highest point of the existing flat roof.
4. The building area is approximately 6,420 sf based on the footprint of the building.
5. The aggregate area of all stories is 18,140 sf.
6. The primary existing occupancy classifications are Use Group B (offices), M
(retail stores), A-2nc (bar with an occupant load of less than 100 persons) and R-
2 (apartments).
7. The existing occupancies are arranged as non-separated mixed uses.
8. The building is provided with a fire detection and alarm system that includes the
following features: (a) system connected smoke detectors and manual pull
stations in the three interior exit stairs at the front of the building that serve the
Second and Third Floor apartments, (b) system connected smoke and heat
detectors in the basement of the building, (c) system connected heat detectors
on the exterior rear decks that serve as rear exits for the Second and Third Floor
apartments and (d) a variety of photocell smoke detectors, heat detectors, and
audible signaling devices in the various first floor spaces.
9. The fire alarm system includes a connection to the Northampton Fire Department
for transmission of alarms to that department.
10. Single or multiple station smoke detectors are provided vwithin individual
apartments.
11. Automatic sprinkler protection is not provided.
12. The means of egress is based on exit access corridors and aisles leading to
enclosed exit stairs or doors to the exterior at grade at the front of the building
and rear exterior porches and exterior stairs or doors to the exterior at grade at
the rear of the building.
Proposed Renovations
It is proposed to remove and replace the existing brick masonry façade of a portion of
the front wall of the building with a new, lighter and better-insulated exterior wall. The
proposed work is required to reduce the loading on a compromised foundation due to
significant differential settlement of the foundation. The project will involve removing the
top 12-20” inches of foundation, repairing as needed the remaining brick to ensure good
bearing surfaces, and replacing the upper portion of the foundation with a reinforced
concrete bond-beam.
On top of this new foundation cap, there will be a façade similar in appearance to the
existing façade but lighter in weight using an anchored brick veneer backed by wood
studs supported by new steel beam and columns at first floor level. The wall assembly
will include a 1” cavity, an inch of XPS insulation (taped, as air and moisture barrier),
three-quarter inch plywood sheathing and fiberglass batt insulation between studs.
The 51 feet of new wall will be only 14% of the 370 feet of the total perimeter of the
building. The remainder of the perimeter will continue to be the existing substantial brick
masonry walls.
Louis Hasbrouck, NHBD Page 3 May 2, 2012
As a result of the reconstruction of the front wall with combustible materials as structural
elements without a fire rating, the proposed project results in a change of construction
type for the building from Type IIIB to Type VB construction.
Analysis of Height and Area Limitations
The attached Table No. 1 documents calculation of the allowable heights and areas of a
building with the characteristics of the building at 263-271 Pleasant Street upon
completion of the current project including its Type VB construction. These calculations
indicate the building will satisfy the Code’s area limitations for all of its occupancies after
credit is taken for the 100% of the perimeter that faces public streets and unoccupied
open spaces.
The calculations in Table No. 1 indicate the building, based on its post-project Type VB
construction, will satisfy the dimensional height but will not satisfy the story height
limitations for any of its occupancies as a nonseparated mixed-use building. The
following is a summary of those story height restrictions:
• The story height limitation for Use Group A-2 occupancy is one story. The Use
Group A-2 space is located on the First Floor of the building
• The story height limitation for Use Group B occupancy is two stories. The Use
Group B spaces are located on the First Floor of the building
• The story height limitation for Use Group M occupancy is one story. The Use
Group M spaces are located on the First Floor of the building
• The story height limitation for Use Group R-2 occupancy is two stories. The Use
Group R-2 spaces are located on the Second and Third Floors of the building
If the building were arranged with separated mixed uses, the Use Group A-2, B and M
occupancies would be located as permitted on the First Floor of the Building. Only the
spaces of R-2 occupancy would be above the allowable story heights for that
occupancy. The required occupancy separations would have to have be two-hour fire
rated Second Floor assemblies. The existing floor assemblies are unrated.
Compliance Alternative Request
Your acceptance of a compliance alternative to the story height limitations for all four
occupancies of the building is requested.
We believe the requested story height compliance alternative is justified by the following
factors concerning this building and the proposed project:
1. The project is being undertaken to correct an unsafe structural condition.
2. The project will not result in a change of occupancy of the building or expansion
of the existing height or area of the building.
3. Eighty-six percent of the perimeter wall of the building will continue to qualify for
the current Type IIIB construction.
Louis Hasbrouck, NHBD Page 4 May 2, 2012
4. The building is subdivided by an unpierced masonry wall having a minimum fire
rating in excess of two hours into a southern section having floor areas of 3,895
sf on each floor and a northern section having floor areas of 2,500 sf or less on
each floor.
5. The building is provided with a fire detection and alarm system that includes
system connected smoke detectors in the three interior stairways serving the
residential floors and heat detectors on the exterior rear decks and stairs.
6. The maximum travel distances on an individual floor to a front or rear exit stair or
to a door to the exterior are not more than 36 feet. That distance is compared to
a maximum travel distance of 200 feet permitted for the four occupancies in an
unsprinklered building.
7. The exit stairs are only three stories high.
8. The upper levels of the building are within reach of fire department ground
ladders and aerial ladders.
Conclusions
The reconstruction of 14% of the exterior wall with wood-framed construction requires
derating of the construction type of the building from Type IIIB to Type VB construction.
However, that change has little impact on the conditions in the building affecting the
safety of building occupants including the fire detection and alarm system that will
provide an early warning of a fire condition and the short travel distances to interior and
exterior exits. The overall small size of the building will facilitate fire department
operations inside and outside the building.
Our Request
On the basis of the above analysis of the hazards and protection characteristics of the
building at 263-271 Pleasant Street, we request your acceptance of the above listed
features and characteristics as a compliance alternative to the code requirements
related to the story height limitations of the code for new construction.
Thank you for your cooperation.
Very truly yours
Harold R. Cutler
cc: Peter Frothingham
Louis Hasbrouck, NHBD Page 5 May 2, 2012