24A-102 PROSPECT ST NOHO Change of Use - Level II - Repair
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 16, 2015
425 PROSPECT STREET
NORTHAMPTON, MA 01060
CHANGE OF USE
LEVEL II RECONFIGURATION
&
REPAIR
SIEGFRIED PORTH, A.I.A.
MICHAEL J. DUVAL
116 PLEASANT STREET
EASTHAMPTON, MA 01027
(413)-529-9434
sporth@portharchitect.com
www.portharchitect.com
SECTION 1 – HISTORY / SCOPE OF WORK
The existing building was originally constructed circa 1900 as a single family residence. More recently the building was used in an R-2 capacity with a dwelling on the second floor
and family owned funeral home business on the first floor, (with spaces for the business office and support functions in first floor and basement areas.) The Classification of Work
Activity in the Work Area is a Change of Use with a Level II Reconfiguration of Space. The proposed use for the work area is Business, (B). The building shall also be undergoing general
cleaning and repair.
Work Area #1: 1ST Floor - Level II – Reconfiguration of space
The work areas total approximately 550 ft2. This work includes the replacement of three interior partitions, (which were previously removed); replacement of five exterior windows; and
the upgrade of the two restrooms to make accessible.
Work Area #2: 2nd Floor - Level II – Reconfiguration of space
The work area is approximately 196 ft2. This work includes the replacement of one interior partition, (which was previously removed.)
Work Area #3: 3rd Floor - Level II – Reconfiguration of space
The work area is approximately 68 ft2. This work includes the construction of two exterior egress stairways and installation of two exterior doors.
SECTION II – BUILDING DESCRIPTION – EXISTING
Construction Type is VB –Unprotected.
Building height is less than 50 feet above grade.
Foundation: Stone, brick, slab on grade
Exterior Walls: Wood Framing, brick, stone with stucco exterior
Interior walls: Wood framing and partitions
Ceilings & Floors: Wood – subfloor with hardwood finish flooring.
Roof: Wood framing and decking with slate shingle.
Square footage per floor:
Basement 2,000 ft2
1st floor: 2,453 ft2
2nd floor: 2,246 ft2
3rd floor: 1,280 ft2
Total aggregate floor area: 7,979 ft2
SECTION III – CHANGE OF USE
901 GENERAL: A Certificate of occupancy is required.
902 SPECIAL USE AND OCCUPANCY: N/A.
903 BUILDING ELEMENTS AND MATERIALS: (see section 912)
904 FIRE PROTECTION: (see section 912)
905 MEANS OF EGRESS, (see section 912)
906 ACCESSIBILITY: All areas open to the general public shall comply with 521 CMR.
907 STRUCTURAL The change of occupancy use from R-2 to B, Business does increase the uniform load requirements of the building. The building’s structure shall comply with the gravity
load requirements of the 2009 IBC with Massachusetts Amendments.
TABLE 1607.1 MINIMUM UNIFORMLY DISTRIBUTED LIVE LOADS, Lo,
AND MINIMUM CONCENTRATED LIVE LOADS
OCCUPANCY OR USE
UNIFORM (psf)
CONCENTRATED (lbs.)
27 Residential
One- and two-family dwellings
Uninhabitable attics without storage
Uninhabitable attics with limited storage
Habitable attics and sleeping areas
All other areas
10
20
30
40
-
25. Office Buildings
Corridors above first floor
File and computer rooms shall be designed for heavier loads based on anticipated occupancy
Lobbies and first-floor corridors
Offices
80
-
100
50
2,000
2,000
2,000
1607.6 Truck and bus garages. N/A
907.2 Snow and wind loads: N/A
907.3.1 Compliance with the International Building Code level seismic forces. N/A, the changes of occupancy do not result in a higher occupancy category pursuant to Table 1604.5 of
the 2009 IBC or Table 912.4 of the 2009 IEBC. Therefore, the building is not required to comply with the requirements for 2009 IBC for seismic forces as specified in Section 101.5.4.1
for the new occupancy category.
TABLE 912.4 MEANS OF EGRESS HAZARD CATEGORIES
RELATIVE HAZARD
OCCUPANCY CLASSIFICATIONS
3
R-2
4, (Lower Hazard)
B
909 MECHANICAL: The remodeled bathroom areas in the building shall comply with the provisions of the International Mechanical Code.
911 OTHER: Light and ventilation shall comply with the requirements of the 2009 International Building Code, with Massachusetts amendments.
912 CHANGE OF OCCUPANCY CLASSIFICATION
912.1.1.2 Change of occupancy classification without separation. The entire building is being changed to a new occupancy classification, (B). The entire building shall comply with all
of the requirements of Chapter 8 for the new occupancy classification applied throughout the building and with the requirements of this chapter.
912.2.1 Fire sprinkler system. N/A
912.2.2 Fire alarm and detection system. The building contains an approved fire alarm control panel and system
912.3 Interior finish: The interior finish of walls and ceilings in the work area shall comply with the requirements of the International Building Code for the new occupancy classification.
INTERIOR WALL AND CEILING FINISH REQUIREMENTS BY OCCUPANCY
GROUP
NON-SPRINKLERED
Exit enclosures and exit passagewaysa,b
Corridors
Rooms and enclosed spacesc
B
A
B
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.
912.4.1 Means of egress for change to lower hazard category.
TABLE 912.4 MEANS OF EGRESS HAZARD CATEGORIES
RELATIVE HAZARD
OCCUPANCY CLASSIFICATIONS
3
R-2
4 (Lower hazard)
B
The occupancy classification of the proposed B use is lower than the existing R-2 use. The existing elements of the means of egress shall comply with the requirements of Section 805,
(see below), for the new occupancy classification. The newly constructed means of egress shall comply with the requirements of Chapter 10 of the 2009 IBC with Massachusetts Amendments.
912.4.3 Egress capacity: Egress capacity shall meet or exceed the occupant load as specified in the 2009 IBC with Massachusetts Amendments for the new occupancy.
TABLE 1004.1.1 MAXIMUM FLOOR AREA ALLOWANCES PER OCCUPANT
FUNCTION OF SPACE
FLOOR AREA IN SQ. FT. PER OCCUPANT
Accessory storage areas, mechanical equipment room
300 gross
Business areas
100 gross
Area per Use Area/Occupant Occupants
Floor Use Group Group per Table 1004.1 A llowed .
Basement: 2,000 ft2 Acc. storage 300 7
1st floor: 2,453 ft2 B 100 25
2nd floor: 2,246 ft2 B 100 23
3rd floor: 1,280 ft2 B 100 13
Total floor area: 7,979 ft2 Total Occupants: 68
Exiting from multiple levels: There are an insufficient number of exits serving the building Additional Exits shall be constructed to meet the requirements of the 2009 IBC with Massachusetts
Amendments.
Minimum required egress width: The exit component widths are sufficient.
912.4.4 Handrails: All stairways shall comply with the handrail requirements of Section 705.9, (see below.)
912.4.5 Guards: Every open portion of a stairs leading from the third floor to the exit discharge shall be provided with guards designed and installed in accordance with the 2009 IBC
with Massachusetts Amendments.
912.5 Heights and Areas:
TABLE 912.5 HEIGHTS AND AREAS HAZARD CATEGORIES
RELATIVE HAZARD
OCCUPANCY CLASSIFICATIONS
2
R-2
4 (Lowest Hazard)
B
912.5.1 Height and area for change to an equal of lesser hazard category. The height and area is deemed acceptable.
912.5.3 Fire barriers: N/A
912.6.2 Exterior wall rating for change of occupancy classification to an equal or lessor hazard category: The existing exterior walls, including openings, shall be accepted.
TABLE 912.6 EXPOSURE OF EXTERIOR WALLS HAZARD CATEGORIES
RELATIVE HAZARD
OCCUPANCY CLASSIFICATION
3
B, R
912.7 Enclosure of vertical shafts.
912.7.2 Stairways: N/A the change of occupancy classification is to an equal relative hazard.
912.7.3 Other vertical shafts: N/A the change of occupancy classification is to an equal relative hazard.
912.7.4 Openings. All openings into existing vertical shaft enclosures shall be protected by fire assemblies having a fire-protection rating of not less than 1 hour and shall be maintained
self-closing or shall be automatic closing by actuation of a smoke detector. All other openings shall be fire protected in an approved manner. Existing fusible link-type automatic door-closing
devices shall be permitted in all shafts except stairways if the fusible link rating does not exceed 135°F (57°C
912.8 Accessibility. If the work costs less than $100,000, then only the work being performed is required to comply with 521 CMR. In addition, an accessible public entrance and an accessible
toilet room, drinking fountain (if toilets, and drinking fountains are provided) shall also be provided in compliance with 521 CMR. If the work performed amounts to 30% or more of
the full and fair cash of the building the entire building is required to comply with 521 CMR.
The current assessed value is $570,980.00. 30% of the assessed value = $171,294.00.
SECTION IV - LEVEL III ALTERATIONS
802 SPECIAL USE AND OCCUPANCY N/A
803 BUILDING ELEMENTS AND MATERIALS
803.1 Existing shafts and vertical openings: N/A.
803.3 Interior finish: No additional requirements beyond those identified above
804 FIRE PROTECTION:
804.1 Automatic sprinkler systems. (See section 704 below)
804.2 Fire alarm and detection systems. The building contains an approved fire alarm control panel and system
805 MEANS OF EGRESS
The means of egress shall comply with the requirements of Section 705 (see below), except as specifically required in Sections 805.2 and 805.3.
805.2 Means-of-egress lighting. Means of egress from the third floor to the floor of exit discharge shall be provided with artificial lighting within the exit enclosures in accordance
with the requirements of the 2009 IBC with Mass. Amendments.
805.3 Exit signs. Means of egress from the third floor to the first floor exit discharge shall be provided with exit signs in accordance with the requirements of the 2009 IBC with Mass.
Amendments.
806 ACCESSIBILITY: No additional requirements beyond those identified above.
807 STRUCTURAL
807.2 New structural elements: (see Section 707.2 below.)
807.3 Existing structural elements carrying gravity loads: Pursuant to section 707.4, alterations shall not reduce the capacity of existing gravity load-carrying structural elements.
807.4 Structural alterations: N/A. No lateral load resisting structural element alterations are being conducted in the Work Area.
808 ENERGY CONSERVATION
The alterations shall conform to the energy requirements of the International Energy Conservation as they relate to new construction only. Level III 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.
SECTION V - LEVEL II ALTERATIONS
All new construction elements, components, systems, and spaces shall comply with the requirements of the IBC with Massachusetts amendments.
703 BUILDING ELEMENTS AND MATERIALS
703.2 Vertical openings: N/A, (see section 912.7 above.)
703.3 Smoke barriers: N/A
703.4 Interior finish: No additional requirements beyond those identified above.
703.5 Guards: No additional requirements beyond those identified above
704 FIRE PROTECTION
704.1.1 Corridor ratings: 1 hour required
704.1.2 Major Alterations: Automatic Sprinkler Systems arel not be required by M.G.L. c. 148, § 26G . The reconfiguration of interior partitions planned in the work areas are not “major
alterations” as defined by The Commonwealth of Massachusetts, Fire Safety Commissioner’s Automatic Sprinkler Appeals Board.
704.2 Automatic sprinkler systems: N/A
704.3 Standpipes. N/A, the work areas not located more than 50 feet (15 240 mm) above or below the lowest level of fire department access.
704.4 Fire alarm and detection: The building contains an approved fire alarm control panel and system
705 MEANS OF EGRESS
102.2.2.1 Existing Non- Conforming Means of Egress:
1. There are an insufficient number of exits serving the building Additional Exits shall be constructed to meet the requirements of the 2009 IBC with Massachusetts Amendments.
The exit component widths are sufficient to provide adequate exit capacity
The new and existing exit stairways shall comply with 780 CMR 10.00 for door closing, handrails, exit signage and emergency lighting.
705.3.2 Mezzanine N/A
705.3.3 Main Entrance-Group A. N/A
705.4 Egress doorways. The Work areas on each floor will be served by two egress doorways.
705.4.2 Door swing: The Work areas on each floor have an occupancy capacity of less than 50 therefore the door swing may swing in either direction.
705.4.3 Door closing: N/A
705.4.4 Panic hardware. N/A
705.5.1 Corridor doors: Corridor doors in the work area shall not be constructed of hollow core wood and shall not contain louvers. All replacement doors shall be 13/4-inch (45 mm) solid
bonded wood core or approved equivalent, unless the existing frame will accommodate only a 13/8-inch (35 mm) door.
705.5.2 Transoms: N/A
705.5.3 Other corridor openings: Any other sash, grille, or opening in a corridor and any window in a corridor not opening to the outside air shall be sealed with materials consistent
with the corridor construction.
705.6 Dead-end corridors: Dead-end corridors in any work area shall not exceed 50 feet
705.7 Means of Egress Lighting: No additional requirements beyond those identified above.
705.8 Exit Signs: No additional requirements beyond those identified above.
705.9.1 Handrails: Every required exit stairway that is part of the means of egress from the third floor to the exit discharge shall be provided with handrails for the full length of
the run of steps on at least one side.
705.9.2 Design: No additional requirements beyond those identified above.
705.10 Guards: No additional requirements beyond those identified above.
706 ACCESSIBILITY
No additional requirements beyond those identified above.
707 STRUCTURAL
707.2 New structural elements: New structural elements in alterations, including connections and anchorage, shall comply with the 2009 IBC with Massachusetts Amendments.
707.3 Minimum design loads: The minimum design loads on existing elements of a structure that do not support additional loads as a result of the alterations shall be the loads applicable
at the time the building was constructed.
707.4 Existing structural elements carrying gravity loads: Alterations shall not reduce the capacity of existing gravity load-carrying structural elements. Existing structural elements
supporting any additional gravity loads as a result of the alterations, including the effects of snow drift, shall comply with the 2009 IBC with Massachusetts Amendments.
707.5 Existing structural elements resisting lateral loads: N/A, there are no lateral load resisting structural elements being altered in the Work Area.
707.6 Voluntary improvement of the seismic force-resisting system. N/A
709 MECHANICAL No additional requirements beyond those identified above.
711 ENERGY CONSERVATION No additional requirements beyond those identified above.
LEVEL – I ALTERATIONS – REPAIRS
602 BUILDING ELEMENTS AND MATERIALS: No additional requirements.
603 FIRE PROTECTION: No additional requirements.
604 MEANS OF EGRESS: No additional requirements.
605 ACCESSIBILITY: No additional requirements.
606 STRUCTURAL: No additional requirements.
607 ENERGY CONSERVATION: No additional requirements.