18C-141 analysis lathrop 3 oct 18 ibcARCHITECT
J E F F R E Y S C O T T P E N N
77 Worthington Road, Huntington, MA 01050
tel. 413-667-5230 fax. 413-667-3082
jspsed@verizon.net
3 October 2018
Investigation and Analysis
Lathrop Guest House
696 Bridge Street
Northampton, MA 01060
General
696 Bridge Street, the first building on the right within the Lathrop community, was renovated as a residential adjunct to the Elderly and Rehab housing complex as an incidental/occasional
meeting place and overnight location for visitors and guests at the facility. In order to facilitate such use, Lathrop proposes identifying one isolated room with en suite bathroom
as a designated visitor overnight location. This entire structure was sheathed in 5/8” gypsum wallboard creating a 1 hour fire protection of encapsulated walls, floors and ceilings.
In order to create this new discreet space, the door connecting the unit to the main building will be infilled with 1 hour fire protected door lockable from the unit side. The primary
entrance/exit from this space shall be from the screen porch at the rear of the building with a concrete access path. The additional door from this unit at the lavatory will access
the common area of the main building which is along an Accessible Path, and emergency egress from this space is available by a double hung window with clear dimensions of 28” horizontal
and 24 3/8” vertical. The building is thus use Group R-3 and construction type VB. No change in use or footprint are proposed.
IBC 2015 references with MA addenda
310.5 – Residential Group R-3 – Boarding houses (transient) with 10 or fewer occupants
420.2 – Separation walls – fire partitions; see section 708
708.3 – fire-resistance rating – fire partitions; not less than 1 hour (comply)
420.3 – Horizontal separation – horizontal assemblies; see section 711
711.2.4.3 – Dwelling units and sleeping units - ...not less than 1 hour (comply)
420.5 – Automatic sprinkler system – see section 903.2.8
Table 903.2 (MA) – note a, use group R... aggregate building area of 12,000 sf of more (have 2,390 sf footprint including garage and shed) thus no sprinkler system required
420.6 – fire alarm systems and smoke alarms – see section 907.2.11
907.2.11.2 – group R-3 = single or multiple-station smoke alarms: on the ceiling or wall outside each separate sleeping area; in each room for sleeping purposes and in each story
within a dwelling unit including basements – will comply
Table 601 – Type VB construction (all walls, and ceilings are 1 hour protected using 5/8” gypsum wallboard; there is no protection of the roofing)
Table 602 – separation distance just over 60' (thus over 30' to mid-point) = ext. walls 0hr
Table 1006.2.1 – spaces with one Exit – R-3 not permitted without sprinkler system, thus maintain door into existing main building and use as main entry/exit the doors from the screen
porch OR add min. 32” egress door in place of window
IEBC 2015 references
301.1.1 – Prescriptive Compliance Method – shall be used
Chapter 4 Prescriptive Compliance Method
401.2.1 – existing materials may remain in use (unless deemed unsafe by Building Inspector)
401.1.2 – new and replacement materials shall meet code
403 – alterations shall be no less conforming than existing conditions – shall comply
403.3 and 403.4 – existing structure carrying Gravity and Lateral loads – no change proposed
403.10 – smoke alarms – see IFC 1103.8 – shall comply
521 CMR references
3.3 Existing Buildings
3.3.1 if the work being preformed amounts to less than 30% of the full and fair cash value of the building and a. if the work costs less than $100,000, then only the work being performed
is required to comply with 521 CMR.
8.1 exception: 521 CMR does not apply to an establishment located within a building that: a. contains five or fewer rooms for rent or hire; and b. is actually occupied as a residence
by the proprietor of the establishment. (Not sure if this requires compliance; only one bedroom proposed, no cooking, no ability to create accessible lavatory without reconstruction
of existing lavatory)