CODE College Inn NFPA 13RCode Review Thomas Douglas Architects Inc
74 Bridge Street, Northampton, MA 196 Pleasant St.
Northampton, MA
413-585-0641
1 of 7
CODE
REVIEW
December
15,
2015
Revised
to
show
site
areas
January
4,
2016
Revised
to
show
alternate
elevator
scheme
November
9,
2016
74
Bridge
Street,
Northampton,
MA
The
Historic
College
Inn
of
Northampton
Applicable
Building
Code:
MA
780
CMR
Eighth
Addition
IBC,
IEBC
International
EXISTING
Building
Code,
2009
ZONING
DISTRICT:
URC
Existing
Total
Site
Area:
23,120
sqft.
Existing
Open
Space:
10,946
sqft.
Proposed
Open
Space:
10,165
sqft.
Minimum
Required
Open
Space:
6,936
sqft.
(30%
of
total)
PROPOSED
RENOVATIONS:
PROJECT
DESCRIPTION:
• Addition
of
a
3
season
porch
• Addition
of
a
new
side
deck
• Addition
of
a
new
4
story
elevator
–
See
attached
submittal
• Renovations
of
the
building
will
include
1. New
bridge
framing
and
openings
where
elevator
accesses
each
floor
level.
2. Roof:
small
area
of
over
roofing
and
new
TPO
roof
sheathing
Use
Groups,
Section
310
• R2.
Non
Transient
Boarding
House-‐No
Changes
proposed
Construction
Type
• 5B
Sprinkler
System
• The
building
is,
or
will
be
will
be
fully
sprinkled
with
a
NFPA
13
R
system.
• No
changes
are
proposed
other
than
new
coverage
in
new
areas,
which
will
be
design
build.
Fire
and
Smoke
Alarm
&
Detection
Code Review Thomas Douglas Architects Inc
74 Bridge Street, Northampton, MA 196 Pleasant St.
Northampton, MA
413-585-0641
2 of 7
• 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
above
Code Review Thomas Douglas Architects Inc
74 Bridge Street, Northampton, MA 196 Pleasant St.
Northampton, MA
413-585-0641
3 of 7
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
• Furnace
room:
Where
any
piece
of
equipment
is
over
400,000
BTU
per
hour
input,
a
1
hour
fire
separation
or
sprinklers
are
required.
Code Review Thomas Douglas Architects Inc
74 Bridge Street, Northampton, MA 196 Pleasant St.
Northampton, MA
413-585-0641
4 of 7
• 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:
• 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.
• See
drawings
for
STC
wall
details
and
ratings.
Means
of
Egress
Code Review Thomas Douglas Architects Inc
74 Bridge Street, Northampton, MA 196 Pleasant St.
Northampton, MA
413-585-0641
5 of 7
Section
1009.1
prescribes
that
the
width
of
an
interior
stairway
cannot
be
less
than
44
inches.
No
changes
to
existing.
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”.
No
changes
to
existing.
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.
No
changes
to
existing.
1015
Exit
and
Exit
Access
Doorways,
1021
Number
of
exits
and
continuity
In
group
R2
and
R3
occupancies,
one
means
of
egress
is
permitted
within
and
from
individual
dwelling
units
with
a
maximum
occupant
load
of
20
where
the
dwelling
unit
is
equipped
throughtout
with
an
automatic
sprinker
system
of
NFPA
13
and
13R
systems.
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.
• No
changes
to
existing.
Travel
Distance
(1016.1)
With
NO
sprinkler
System
With
sprinkler
System
Proposed
max
travel
distance
Attic
space 250’
74
feet
from
attic
corner
to
2nd
floor
exit
stair
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.
No
changes
to
existing.
This
building
has
an
existing
interior
and
exterior
exit
stair
less
than
4
stories
and
we
estimate
that
the
interior
walls
have
a
fire
resistance
of
1
hour.
The
rating
of
the
existing
doors
is
unknown.
No
changes
to
existing.
Code Review Thomas Douglas Architects Inc
74 Bridge Street, Northampton, MA 196 Pleasant St.
Northampton, MA
413-585-0641
6 of 7
Exception:
Stairs
in
apartments:
Stairways
serving
and
contained
within
a
single
residential
dwelling
unit
or
sleeping
unit
in
Group
R1,
R2,
or
R3
are
not
required
to
be
enclosed.
No
changes
to
existing.
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.
No
changes
to
existing.
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
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.
Chapter
9
Fire
Protection
Systems:
• 903.2.8
Group
R:
An
NFPA
13R
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.
711
Energy
Conservation
Required
values
according
to
the
MA
stretch
code
for
this
Existing
building:
MA:
climate
zone
5A
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
Code Review Thomas Douglas Architects Inc
74 Bridge Street, Northampton, MA 196 Pleasant St.
Northampton, MA
413-585-0641
7 of 7
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
The
work
is
within
a
private
dwelling
unit
&
thus
does
not
need
to
be
in
compliance
with
CMR
521
• End of Document