24D-259 Code Review 135 Crescent St..
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Mark O. Gelotte Architect.
________________________________________________________________________
70 Elm Street
Hatfield, Massachusetts 01038
413 247- 9624 mgelotte@markgelottearchitect.com
Code Review 1/20/2016
135-37 Crescent Street, Three Family Residence
Northampton, MA
Interior Renovations
Project Summary: The Building consists of a 3 story, 3 family residential structure of wood construction
with a utility Basement. Building is presently un-sprinklered but part of the scope of work will be to
install sprinklers throughout. The code review assumes that the building is sprinklered. The work
consists of some selective demolition, renovations to the first, second and third floors including
upgrading the laundry facilities, Kitchen renovations, the addition of emergency and egress lighting, and
upgrading of some general lighting. Fire Alarm and device design and implementation and sprinkler
system design and implementation are being performed by other licensed professionals.
IEBC 2009 with Mass. Amendments
IEBC CHAPTER 1 - SCOPE AND ADMINISTRATION
101.5 Compliance Methods: Select a compliance Method
Prescriptive Compliance Method:
101.5.4.0 Investigation and Evaluation. As a condition of the issuance of a building permit the building owner
shall cause the existing building to be investigated and evaluated in accordance with the provisions of this code.
This may include: evaluation of design gravity loads, lateral load capacity, egress capacity, fire protection systems,
fire resistive construction, interior environment, hazardous materials, and energy conservation.
Chapter 3 – Prescriptive Compliance Method
303.1 Alterations:
All alterations shall comply with IBC 2009 for new construction.
IBC 2009 with Mass. Amendments
IBC CHAPTER 3 - USE AND OCCUPANCY CLASSIFICATION
302.1 Classification of Structure
Existing Use:
R-2, Residential, Multi-Family (Building will be sprinklered)
Proposed New Use: Same
IBC CHAPTER 5 - GENERAL BUILDING HEIGHTS AND AREAS
503.1 Building Height and Area Limitations.
Building Height and Area
Building Height: 30’-2” average above grade plane.
Building Stories: 3 stories. Basement level is 2’-7” below lowest grade.
Code Review for 135 Crescent Street, Northampton, Ma.
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Building Area:
First floor existing: 2027 sf.
Second floor existing: 2054 sf.
Third floor existing 1084 sf.
Basement existing 1022 sf.
Total existing Area 6187 sf.
**Assuming the building will be sprinklered, an R-2 use of 5B construction is allowed with a height increase to 3
stories and 60 feet, according to 504.2. See below
IBC Table 503 Allowable Building Heights And Areasa
Building height limitations shown in feet above grade plane. Story limitations shown as stories above grade plane.
Building area limitations shown in square feet, as determined by the definition of "Area, building," per story
GROUP
TYPE OF CONSTRUCTION
TYPE I TYPE II TYPE III TYPE IV TYPE V
A B A B A B HT A B
HEIGHT (feet) UL 160 65 55 65 55 65 50 40
STORIES(S)
AREA (A)
R-1 S
A
UL
UL
11
UL
4
24,000
4
16,000
4
24,000
4
16,000
4
20,500
3
12,000
2
7,000
R-2 S
A
UL
UL
11
UL
4
24,000
4
16,000
4
24,000
4
16,000
4
20,500
3
12,000
2
7,000
R-3 S
A
UL
UL
11
UL
4
UL
4
UL
4
UL
4
UL
4
UL
3
UL
3
UL
R-4 S
A
UL
UL
11
UL
4
24,000
4
16,000
4
24,000
4
16,000
4
20,500
3
12,000
2
7,000
S-1 S
A
UL
UL
11
48,000
4
26,000
2
17,500
3
26,000
2
17,500
4
25,500
3
14,000
1
9,000
S-2b, c S
A
UL
UL
11
79,000
5
39,000
3
26,000
4
39,000
3
26,000
5
38,500
4
21,000
2
13,500
For SI: 1 foot = 304.8 mm, 1 square foot = 0.0929 m2.
A = building area per story, S = stories above grade plane, UL = Unlimited, NP = Not permitted.
a. See the following sections for general exceptions to Table 503:
1. Section 504.2, Allowable building height and story increase due to automatic sprinkler system installation.
2. Section 506.2, Allowable building area increase due to street frontage.
3. Section 506.3, Allowable building area increase due to automatic sprinkler system installation.
4. Section 507, Unlimited area buildings.
b. For open parking structures, see Section 406.3.
c. For private garages, see Section 406.1.
d. See Section 415.5 for limitations.
504.2 Automatic sprinkler system increase. Where a building is equipped throughout with an approved
automatic sprinkler system in accordance with Section 903.3.1.1, the value specified in Table 503 for maximum
building height is increased by 20 feet (6096 mm) and the maximum number of stories is increased by one.
Code Review for 135 Crescent Street, Northampton, Ma.
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IBC CHAPTER 6 – TYPES OF CONSTRUCTION
602.1 Construction Classification. Buildings and structures shall be classified in one of the five construction types.
See table 601 and 602 for fire resistance ratings.
602.5 Type 5B. Structure, exterior walls and interior walls are of any materials allowed by code. See Table 601.
IBC TABLE 601 FIRE-RESISTANCE RATING REQUIREMENTS FOR BUILDING ELEMENTS (hours)
BUILDING ELEMENT
TYPE I TYPE II TYPE III TYPE IV TYPE V
A B Ad B Ad B HT Ad B
Primary structural frameg
(see Section 202) 3a 2a 1 0 1 0 HT 1 0
Bearing Walls
Exteriorf,g 3 2 1 0 2 2 2 1 0
Interior 3a 2a 1 0 1 0 1/HT 1 0
Nonbearing walls and partitions
Exterior See Table 602
Nonbearing walls and partitions
Interiore 0 0 0 0 0 0 See Section 602.4.6 0 0
Floor construction and secondary
members (see Section 202) 2 2 1 0 1 0 HT 1 0
Roof construction and secondary
members (see Section 202) 11/2
b 1b,c 1b,c 0c 1b,c 0 HT 1b,c 0
IBC CHAPTER 10 MEANS OF EGRESS
1004.1 Design Occupant Load
1004.1.1 Residential areas, See table 1004.1.1
Table 1004.1.1
Residential: First, Second & Third Floors. 200sf. per occupant, gross.
5165 sf. divided by 200 = 26 occupants
1005. Egress Width: See 1008 Doors
1006.1 Means of Egress Illumination Required: The means of egress, including the exit discharge, shall be
illuminated at all times that the building is occupied.
1006.3 Illumination Emergency Power: If power failure, emergency electrical system shall provide for the
following.
1. Aisles and stairways
2. Corridors and exit passageways
3. Exterior egress components
4. Exterior landings
1008.1.1 Doors Size: Required egress doors shall provide 32” clear.
**Will provide a 36” door at entrance to Unit 3.
1008.1.2 Door Swing: Doors may swing in any direction with occupant load less than 50.
1008.1.7 Thresholds: ½” max
1008.1.9 Hardware height: 34” – 48”
1008.1.10 Panic Hardware: Not required in occupancy less than 50.
1009 Stairways
1009.2 Stairway Headroom: 80”.
1009.12 Handrails. Stairways shall have handrails on each side and shall comply with Section 1012.
Code Review for 135 Crescent Street, Northampton, Ma.
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Exceptions: #2. Stairways within dwelling units, spiral stairways and aisle stairs serving seating only on one side
are permitted to have a handrail on one side only.
**One handrail is specified on the stair within the 3rd floor unit.
1011.1 Exit Signs, Where required. Exits and exit access doors shall be marked by an approved exit sign readily
visible from any direction of egress travel.
**An exit sign is specified at Common grade entrance for the 2nd and 3rd floor units.
1013.2 Guard Height. Required guards shall be not less than 42 inches high.
Exceptions: 1. For occupancies in Group R-3, and within individual dwelling units in occupancies in Group R-2,
guards on the open sides of stairs shall have a height not less than 34 inches (864 mm) measured vertically from a
line connecting the leading edges of the treads.
**36” guard ht. specified for 3rd floor unit.
1016.1 Exit Access Travel Distance
TABLE 1016.1 EXIT ACCESS TRAVEL DISTANCEa
OCCUPANCY WITHOUT SPRINKLER SYSTEM (feet) WITH SPRINKLER SYSTEM (feet)
A, E, F-1, M, R, S-1 200 250b
Maximum distance to an exit from any space is: 57me’. Meets Exit Access travel distance
SECTION 1021 NUMBER OF EXITS AND CONTINUITY
1021.1 Exits from stories. All spaces within each story shall have access to the minimum number of approved
independent exits as specified in Table 1021.1 based on the occupant load of the story. For the purposes of this
chapter, occupied roofs shall be provided with exits as required for stories.
Exceptions:
2. As modified by Section 1021.2.
1021.2 Single exits. Only one exit shall be required from Group R-3 occupancy buildings or from stories of other
buildings as indicated in Table 1021.2. Occupancies shall be permitted to have a single exit in buildings otherwise
required to have more than one exit if the areas served by the single exit do not exceed the limitations of Table
1021.2.
TABLE 1021.2 STORIES WITH ONE EXIT
STORY OCCUPANCY
MAXIMUM OCCUPANTS (OR DWELLING UNITS)
PER FLOOR AND TRAVEL DISTANCE
First story or basement
A, Bd, Ee, Fd, M, U, Sd 49 occupants and 75 feet travel distance
H-2, H-3 3 occupants and 25 feet travel distance
H-4, H-5, I, R 10 occupants and 75 feet travel distance
Sa 29 occupants and 100 feet travel distance
Second story Bb, F, M, Sa 29 occupants and 75 feet travel distance
R-2 4 dwelling units and 50 feet travel distance
Third story R-2c 4 dwelling units and 50 feet travel distance
For SI: 1 foot = 304.8 mm.
a. For the required number of exits for parking structures, see Section 1021.1.2.
b. For the required number of exits for air traffic control towers, see Section 412.3.
c. Buildings classified as Group R-2 equipped throughout with an automatic sprinkler system in accordance with
Section 903.3.1.1 or 903.3.1.2 and provided with emergency escape and rescue openings in accordance with
Section 1029.
d. Group B, F and S occupancies in buildings equipped throughout with an automatic sprinkler system in
accordance with Section 903.3.1.1 shall have a maximum travel distance of 100 feet.
e. Day care occupancies shall have a maximum occupant load of 10.
Code Review for 135 Crescent Street, Northampton, Ma.
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**The entire building is to be sprinklered. This will allow for the third floor dwelling to maintain occupancy with
the existing single exit from that unit.
1022.1 Enclosures required. Interior exit stairways and interior exit ramps shall be enclosed with fire barriers
constructed in accordance with Section 707 or horizontal assemblies constructed in accordance with Section 712,
or both. Exit enclosures shall have a fire-resistance rating of not less than 2 hours where connecting four stories
or more and not less than 1 hour where connecting less than four stories. Renovations to walls in the exitway
enclosure shall have a 1 hour fire rating.
1022.3 Openings and penetrations. Exit enclosure opening protectives shall be in accordance with the
requirements of Section 715.
715.4 Fire door and shutter assemblies. Approved fire door and fire shutter assemblies shall be constructed of
any material or assembly of component materials that conforms to the test requirements of Section 715.4.1,
715.4.2 or 715.4.3 and the fire protection rating indicated in Table 715.4.
TABLE 715.4 FIRE DOOR AND FIRE SHUTTER FIRE PROTECTION RATINGS
TYPE OF ASSEMBLY REQUIRED ASSEMBLY
RATING (hours)
MINIMUM FIRE DOOR AND FIRE
SHUTTER ASSEMBLY RATING
(hours)
Fire walls and fire barriers having a required
fire-resistance rating greater than 1 hour
4
3
2
11/2
3
3a
11/2
11/2
Fire barriers having a required fire-resistance
rating of 1 hour:
Shaft, exit enclosure and exit passageway
walls
Other fire barriers
1
1
1
3/4
Fire partitions:
Corridor walls
Other fire partitions
1
0.5
1
0.5
1/3 b
1/3 b
3/4
1/3
Exterior walls
3
2
1
11/2
11/2
3/4
Smoke barriers
1 1/3 b
715.4.4 Doors in exit enclosures and exit passageways. Fire door assemblies in exit enclosures and exit
passageways shall have a maximum transmitted temperature end point of not more than 450°F (250°C) above
ambient at the end of 30 minutes of standard fire test exposure.
**A new fire door at the entrance to Unit 3 will meet the 1 hour fire rating and other requirements.