32C-142 319 Pleasant Construct Control waive 2015-12-28
110 Pulpit Hill Road Amherst, MA 01002 p: 413-549-5799 f: 413-549-7918 www.krausfitch.com
12/24/2015
Louis Hasbrouck, Building Commissioner
Northampton Inspection Services
lhasbrouck@northamptonma.gov
RE: Northampton Bike
Dear Mr. Hasbrouck,
I am writing this letter in support of Wright Builder’s request for an exception to the code
requirement 107 for Submittal Documents (2009 IBC and 106 in 2009 IEBC), specifically the
requirement that construction documents be prepared by a registered design professional.
The exception says “the code official is authorized to waive the submission…if it is found that
the nature of the work applied for is such that reviewing of CDs is not necessary to obtain
compliance with the code”.
It is my understanding that you are looking for a registered professional to help you make this
determination. I have outlined my code review below. From that review, you may find
sufficient material to base a waiver.
The scope of work (as outlined below) for Northampton Bike is almost entirely replacement
of finishes and lighting. The other minor changes do not interfere with existing egress.
Therefore It is my professional opinion that the drawings created by Wright Builders are
sufficient to describe and execute their work.
Northampton Bike and Hugo’s Bar is on the first level of a three story building with 8
apartments above. No changes are proposed for the ceiling assembly (wood floor joists 12”
O.C. with horse hair and lath plaster ceiling, T&G subfloor and T&G wood flooring) between
the first and upper levels, nor with the egress components for the apartments. The building is
not protected with an automatic fire suppression system.
Mixed Use
B- Business (approx. 1,500 SF increasing to 1,800 SF)
A-Night Club (approx. 1,500 SF decreasing to 1,200 SF)
R2-Apartments (approx. 5,700 SF)
Aggregate Building Area: approximately 8,700 SF, not including basement
A quick review of 2009 IEBC Work Area Compliance Method, lists most of this work as Level 1,
which is covered in Chapter 6. Most of the work falls under 602 Building Elements and
Materials.
However, the new wall and stair trigger a Level 2 Alteration Classification as they involve the
reconfiguration of space. A quick review of Chapter 7 indicates the following:
110 Pulpit Hill Road Amherst, MA 01002 p: 413-549-5799 f: 413-549-7918 www.krausfitch.com
704.2.2 requires sprinklers for work areas that have exits serving >30 occupants when all of 3
criteria are occur:
1) Areas would otherwise require sprinklers - Hugo’s A2 use within a building with a
building with an aggregate area >5,000 SF (Mass. Amendment Table 903.2); B-Use
does not otherwise require this, R2 use is not in the work area.
2) The work area exceeds 50% of the floor area – Northampton Bikes has a work area
that exceeds 50%.
3) The building has sufficient water supply
Hugo’s has an occupant load greater than 30, but it is decreasing in size by 20% from
approximately 1,500 Sf to approximately 1,200 SF. And, it is the work area for Northampton
Bikes, that exceeds the 50% threshold (item 2 above). B-Use of this size does not trigger
sprinklers (see 704.2.2.1, below).
(16) seat/table count = 16 occupants
(11) bar stools = 11 occupants
409 ft² bar area = 2 bartenders
320 ft² pool table area/ 15 unconcentrated = 21 occupants
704.2.2.1 In work areas containing mixed use, one…of which requires ..sprinklers…such
protection shall not be required throughout the work area provided that the uses requiring
such protection are separated …by a min of 1-hour rating”
It is therefore, in my opinion, the sprinkler requirement is not triggered, if the spaces are
separated by 1-hour assembly and the ceiling assembly is not disturbed.
704.4 Fire Alarm and Detection: The existing building has an integrated fire alarm and
detection system. There are no proposed changes, other than the necessary relocation of a
strobe, to this system.
705 (with Mass Amendment) addresses egress – the level of which will be maintained. The
new wall does not change egress patterns or block views of exit signs in Hugo’s. The exit
signs in the bike shop will be replaced. The basement has another stair that suffices for
egress.
The project at Northampton Bike has been described to me (in writing from Roger Cooney) as
follows:
Replacement of Safety Items:
New exit signs in the bike shop
Strobe light will be relocated in Hugo’s so that it call be seen clearly
Hugo’s exit signs will not be blocked
110 Pulpit Hill Road Amherst, MA 01002 p: 413-549-5799 f: 413-549-7918 www.krausfitch.com
Removals and replacements – Level 1 Alternations:
Demolition of the existing drop ceiling, drop ceiling lighting, service area flooring,
bathroom flooring, VCT sales flooring with underlayment, service area counters
The existing wood flooring is to be sanded and refinished. The new flooring in the
service department is to be resilient sheet flooring product.
The existing plaster ceiling is to be overlaid with ½” sheetrock everywhere except the
bathroom.
The rear basement stairs in the service department are to receive an aluminum floor
door along with a baluster railing on one side.
Dropped soffits are to be constructed above the service counters and sales counters
per plans.
Bicycle hanging racks are to be installed by owner. Surface mounted blocking for the
bicycle hanging racks is to be installed per plans.
All walls and ceilings are to receive (1) coat primer and (2) coats paint per plan.
New lighting and electrical work are to be installed per plan.
The main service counter is to be one slab of live edge wood.
Hugo’s: Slat walls, mirrors, and hooks are to be purchased by owner and installed per
plans.
Reconfiguration – Level 2 Alternations:
Demolition of approximately 100’ LF of dividing wall as noted on the plans.
Construction of approximately 70’ of new full height walls and 30’ of counter height
walls will be constructed.
Sales counters, front display counters and shelving are to be constructed as noted on
the plans.
A new dressing room and door are to be constructed per plans.
Alterations to the bar area in Hugo’s are to be as noted per plans.
Please let me know if you have any questions or comments on this letter and my opinion.
Respectfully Submitted,
Laura Fitch, Project Architect
Kraus Fitch Architect