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Insights Category: Technical Information

The Massachusetts Architectural Access Board (MAAB), 521 CMR, is adopted through 780 CMR, the Massachusetts State Building Code, and serves as the accessibility standard for Massachusetts. Note that Massachusetts deletes ICC A117.1 in its entirety. With 521 CMR as the governing accessibility code, designers are generally presented with challenges that are not always prevalent in other jurisdictions. Therefore, it is common to find misunderstandings for scoping standards, and more specifically, the scoping for design of residential apartments and condominiums and the number of accessible units that are required to be provided in the building.

521 CMR addresses the scoping for residential apartments and condominiums in Chapter 9, Multiple Dwellings. The scoping criteria will require either Group 1 or Group 2A units, or a combination of both.  It should be noted that this discussion does not include references to Transient Lodging Facilities (hotels/motels, inns, dormitories, etc.).

The following are the accessible units in defined in 521 CMR. The dimensional requirements for elements in these units are found in 521 CMR Chapters 42-47.

  • Group 1 units: Applies to dwelling units that have features that can be modified without structural change to meet the specific functional needs of an occupant with a disability. Important to note that accessible routes throughout the unit are required in Group 1 units.
  • Group 2A units: Applies to dwelling units that have features similar to Group 1, but have the additional feature of greater floor space to accommodate the needs of occupants who need such space due to their disability.
  • Group 2B units: Applies to dwelling units that contain features that provide, at the time of initial construction, full accessibility without need for further modification.

The following is the criteria for number of accessible units vs. total number of units provided in each residential occupancy.

  • New Construction
    • Where 20 or more units for rent, hire, or lease are provided, 5% must be Group 2A.
      • Remaining are required to be Group 1
    • Where units are for sale (i.e. condominiums), 100% Group 1 are required (Group 2A are not required).
    • 2% hearing impaired rooms (permitted to overlap with other accessible units).
    • Exception for townhouses, for Group 2A units only:
      • Permits a fully accessible flat of comparable size, amenities, etc. to other townhouses
      • Provide space for future installation of a wheelchair lift
      • Provide space for the future installation of a residential elevator
  • Existing Construction (assumes no addition)
    • 5% Group 2A (if renovation exceeds 30% of the full and fair cash value of the building)
    • Remaining are not required to be accessible (i.e. Group 1 not required).

It should be noted that on January 27, 2014 the Board voted to clarify the definition of a townhouse. The townhouse shall be defined as “a single-family dwelling unit constructed in a group of three or more attached units in which each unit extends from foundation to roof with a yard or public way on not less than two sides.  This is impactful to projects that include multi-story units within larger apartment buildings as these types of units are not considered townhouses per 521 CMR.

If you have any questions or concerns about the scoping details for different residential occupancies, please do not hesitate to contact us.

Given their unique hazards and challenges, “Nightclubs”, special requirements are included in the building code in the State of Massachusetts.

“Nightclubs” are specifically defined as “An assembly occupancy with a high occupant load density that is generally characterized by at least two of the following: low lighting levels; music generating above-normal sound levels; nighttime operating hours; tables and seating that create ill-defined aisles; a specific area designated for dancing; or service facilities for beverages with limited food service.”

As part of a state-specific amendment, Massachusetts regulates the following aspects of all nightclubs that have 50 or more people:

  • Sprinkler protection required throughout buildings containing a nightclub
  • Limitations on the use of foam plastics and interior finishes within nightclubs
  • Activation of the fire alarm system will automatically turn on all house and means of egress lighting, as well as stop all other sounds (e.g. music, etc.) and visual distractions (e.g. dance lighting, etc.) throughout the nightclub and means of egress therefrom
  • Main exit required from the nightclub, which is sized to be a minimum of 72” (or as required by 780 CMR Section 1029.2, whichever is greater) and consists of a pair of side-hinge swinging doors without a center mullion

The application of the nightclub classification can be interpretive and prove to be relatively far-reaching given the broad definition in 780 CMR, and the specific requirements can be hugely impactful to a project’s design.  Questions on the application of the above definition or requirements? Give us a call.

 

Many construction sites require the overnight storage of flammable and compressed gasses/liquids to accommodate welding and other operations. This is not permitted in many jurisdictions without a permit from the authority having jurisdiction. Specifically, in Boston, this necessitates a BFD General Permit to allow for overnight storage. This general permit is in addition to the hot work permit, which allows for the operations to be performed by the applicant.  The General Permit should be sought by either the general contractor or subcontractor. As part of the application, supplemental information justifying the quantity, location, proposed mitigation, and reasonableness of the proposed storage arrangement is required.

One commonly sought approach is to store gas cylinders and liquid containers in “stalls” overnight as to reasonably protect the noncompatible materials and separate those materials from each other, adjacent properties, and the building under construction.  The minimum recommended arrangement is as follows:

  • Cylinders/containers will be stored in “stalls,” that extend at least 18-inches above and beyond the tallest cylinders on the sides. The partitions will be 1-hour fire rated, though there will not be a front or ceiling to the “stall.” The cylinders will be kept upright and secure by means of chains or other approved means;
  • Incompatible materials will be located within separate stalls:
    • Acetylene
    • Oxygen
    • Propane
    • Gasoline/Diesel
  • The stalls will be located in an area that allows for ventilation such that the buildup of flammable gas is less likely, and if stored within a building mechanical ventilation may be necessary;
  • Said cylinders will not be located closer than 35-feet from any combustible materials;
  • The cylinders will be located in a manner where they are less likely to be affected by construction operations.

If you require assistance in developing a fire safety plan to accompany your fuel storage permit or are interested in learning more, email peterh@crcfire.com .

 

The 9th Edition of 780 CMR, which adopts and amends the 2015 International Building Code (IBC), requires that all new buildings be provided with emergency responder radio coverage unless otherwise approved by the AHJ to use wired communication systems. All radio systems must therefore be installed in accordance with 780 CMR Section 916 as well as NFPA 72 Section 24.5. We are often fielding questions about these systems, particularly associated with the required rating of the components where a bi-directional amplifier (BDA) system is installed.

In accordance with Section 24.3.6.8 of NFPA 72. What is commonly missed in NFPA 72 is that the rooms which contain the BDA signal booster panel are also required to be located within a 2-hour fire-resistance rated enclosure.

 

The location of standpipe hose valves in stairwells has been a topic of debate for some time. The International Building Code, 2015 edition requires standpipe hose valves to be at intermediate floor landings, while the 2018 edition requires them at main floor landings (Section 905.4(1) in both editions). The fire code official is permitted to allow hose valves at other locations. NFPA 14, Standard for the Installation of Standpipe and Hose Systems, requires hose valves to be located “at the main floor landing in exit stairways” (Section 7.3.2(1)), but also permits hose connections “to be located at the highest intermediate landings between floor levels in exit stairways where required by the AHJ.” Why are two locations permitted? Why do some fire departments want them on floor landings and others on intermediate landings?

There are two schools of thought on the location of hose valves in stair enclosures, and they stem from how firefighters connect hose to standpipes. First, the hose valve at the fire floor is nearly never used – the valve on the floor below is the preferred choice. This allows the hose valve to remain in a relatively smoke-free environment while the door to the fire floor is open. It is often forgotten that the door to the fire floor cannot be closed, as the hose must pass through the doorway. Any smoke and heat on the fire floor will enter the stair enclosure through the door that firefighters entered and travel upwards (which reinforces the need for stair pressurization).

Generally, at least 100 feet of hose will be connected to the standpipe hose valve below the fire floor, the nozzle advanced to the main landing at the fire floor, and any extra hose flaked out in a “horseshoe” shape on the stairs leading up beyond the fire floor landing. This allows gravity to help pull the hose down the stairs when the nozzle is advanced towards the fire. Nearly all fire departments use 2-1/2” diameter hose to connect to standpipes. There are some fire departments that will use 1-3/4” hose, but they are the minority. A 100-foot length of 2-1/2” fire hose, charged with water, weighs about 250 pounds which is a substantial load to move, especially in the confined space of an exit stairway or corridor.

Connecting hose to a landing a full floor below the fire floor will “use up” hose. Approximately 35 to 50 feet of hose is needed to wrap around a flight of stairs. The 100’ of hose that the firefighters were going to bring through the door onto the fire floor is then reduced to 50 to 65 feet of usable length. For this reason, firefighters often bring 150 or 200 feet of hose, which weighs approximately 375 or 500 pounds, and reduces the flow characteristics of the hose (adding an additional 7 to 8 psi of friction loss, and 5 pounds of elevation loss). The pre-1993 calculations for standpipes called for 65 psi, which assumed 100 feet of 2-1/2” hose and a nozzle with a 1-1/8” diameter flowing 250 gallons per minute. Extending the hose reduces the available volume. Modern editions of NFPA 14 require 100 psi; however, the reduction in flow still takes place as more hose is added.

Standpipe hose valves at main floor landings are simple to locate. Enter the stair enclosure and the hose valve should be nearby. In a potentially dark or smoke-filled stair, the standpipe hose valve can be readily located and connected to. A hose valve on a main floor landing also provides an escape route for firefighters. Firefighters will follow their hose line back to safety in an emergency, but when using a standpipe the hose line ends at a standpipe valve, not outdoors. A hose valve at a main landing is adjacent to a door that leads to a place of safety – the floor below the fire floor. The downside to using the main landing is one of space. Firefighters do not just connect a single fire hose, they will often connect a short (six to ten feet) length of fire hose with a gated wye and pressure gauge to the hose valve, then connect the main fire hose to the wye. A tool bag with equipment to connect to a stubborn hose valve or make minor repairs to the standpipe is also often left at the connection. The main landing now becomes crowded with hose and tools, blocking the door to the floor below the fire.

These factors – the amount of hose needed and working space – are what drive the discussion to utilize intermediate landings. The intermediate landing allows a shorter length of hose to reach the fire floor, as only 15 to 20 feet of hose are generally lost on the stair. It also eliminates the hose and tools blocking the stair landing on the floor below the fire, leaving the stair door free for use (but taking up space on the intermediate landing). The intermediate landing makes finding both the hose valve and an exit more complicated, though.

Regardless of which landing the hose valves are located on, the decision is ultimately up to the AHJ. Each fire department will determine which standpipe location best supports their tactics. Knowing both sides of the debate can help designers and installers work best with the local fire department.

Horizontal exits are utilized to provide an additional number of exits/egress capacity or to serve as an accessible means of egress at upper floors in lieu of providing standby power to a passenger elevator.  Below are some design considerations that need to be accounted for when incorporating horizontal exits into a project:

  • Horizontal exits must provide a minimum fire rating of 2-hours, including supporting construction (2015 IBC §1026.2 & 2015 NFPA 101 §7.2.4.3.1).
  • In jurisdictions that adopt NFPA 101, if the 2-hour fire rated horizontal exit is not continuous vertically throughout the building (i.e. subdivides an upper floor only) the required exit stairs must all discharge directly to the exterior of the building (2015 NFPA 101 §7.2.4.3.3).
  • Exit signs and manual pull stations (if required) must be located at openings within horizontal exits.
  • The floor area on either side of the horizontal exit must be sized sufficiently to hold the occupants egressing through the horizontal exit. The area must be sized at 3 square feet per person (2015 IBC §1026.4.1 & 2015 NFPA 101 §7.2.4.2.4).
  • Standpipe hose connections are required at either side of the horizontal exit, unless the exception is met. The exception would not require the hose connection if the floor area adjacent to a horizontal exit is reachable from an exit stair hose connection by 100 feet of hose plus 30 feet of hose stream (2015 IBC §905.4(2)).  Note that the hose connection can be omitted from one side of the horizontal exit when the opposite side is reachable within 130 feet of the stair hose connection.  The allowance to omit on the opposite side of the wall is in line with fire fighting operations with the horizontal exit serving as a primary entrance to a fire floor.
2015 International Building Code

 

Note that the above requirements vary for Group I, Healthcare Occupancies.

Want to learn more about horizonal exits and how they can impact your project? Contact us at info@crcfire.com for more information.

Do you have a construction site with an active NFPA 241 Construction Fire Safety Plan? If so, one of the many requirements contained within this standard is to designate a suitable location on the construction site as a command post. But what information and materials must be provided at this location? This is a common question we receive from general contractors throughout the region. The following is recommended to be included at the Fire Command Post of each construction site:A metal, weathertight, lockable work box that is large enough to store the applicable materials

  • A metal, weathertight, lockable work box that is large enough to store the applicable materials
    • Some fire departments prefer this box to be mounted to a fence or substantial structure (such as an office trailer), others prefer a large work box on the ground and chained/secured to a substantial object.
    • Applicable prior to completion of the Building Fire Command Center where the Command Post may be inside the structure
  • A full printed copy of an up-to-date NFPA 241 Plan for the project.
  • Laminated sheet listing names and contact information for the FPPM, Alternate FPPM, and emergency points-of-contact for the site and project. Text of the names and contact information should be at least 16-point font to provide visibility in dark or inclement conditions.
  • Laminated, up-to-date Pre Incident Fire Plan
  • Laminated typical architectural floor plans for the building (final condition is acceptable)
  • A current, updated sectional view of the building that shows the following:
    • Floors and areas accessible to the local fire department
    • Floors and areas provided with protection (temporary standpipes, sprinklers)
    • Floors and areas with impairments
  • Instructions for use of any Fire Protection or Life Safety Systems in the building (dry pressurized standpipe, smoke control systems, hoists, etc.)
  • Floor plans that identify the locations of any fire department valves and/or connections, including:
    • Fire Department Connections
    • Water Service (domestic and fire protection)
    • Floor control valves
    • Zone valves
    • Any additional valves that may inhibit water flow
  • Safety Data Sheets (SDS) for any hazardous material being stored or used on the site
  • Keys to all trailers, shanties, offices, locked site areas, hoists, and floors/areas on the site.

Have any questions on how either the Construction Projects NFPA 241 Construction Fire Safety Plan or the Fire Department Command Post should be located and/or maintained? Feel free to reach out to info@crcfire.com for additional information.

 

In 2012, ALL fire-resistance rated Circuit Integrity cable lost its UL listing due to a change in UL 2196,  Standard for Fire Testing for Circuit Integrity of Fire- Resistive Power, Instrumentation, Control, and Data Cables. This left installing contractors with few options for the installation of fire alarm systems  requiring Level 2 or 3 pathway survivability (such as high-rise buildings, where partial evacuation is common and Fire Emergency Voice/ Alarm Control Equipment circuitry must be protected to ensure continued operations of the communications system). In 2014, the first re-certified UL 2196 cables started coming back on the market. These cables came with new, specific, installation requirements in order to meet the new (more stringent) UL 2196 requirements while retaining other necessary listings (such as UL 1424, Cables for Power-Limited Fire Alarm Circuits).

With CI cable once again gaining popularity there are multiple offerings on the market, all of which must be considered carefully to determine the correct installation methods and maintain compliance with the manufacturer’s specifications and the parameters of the products listings. Currently, these products fall into three main groups. Through the correct application of one of these wiring types, the requirements of NFPA 72, Section 24.4.2.8 can be fulfilled in regard to circuit survivability for relocation and partial evacuation.

Circuit Integrity cable in Conduit (CIC) must be installed within conduit. The conduit, connections, junction boxes, supporting means and even screws and other hardware are often specified directly by the listing and are required to be a specific brand or product line.

Free-Air Circuit Integrity cable is intended to be run without any other mechanical protection, within its listed environment. Again, specific hardware, junction boxes, supports, etc. are required by the product listing and manufacturer’s installation instructions/specifications.

Finally, combination-type Circuit Integrity cable has provisions for installation both in conduit and in free-air. Still, the correct make/model of any accessories (conduit, connectors, boxes, supports, hardware, etc.) must be used. This gives the installing contractor the ability to provide mechanical protection where it may be subject to damage (Parking Garages, Mechanical Rooms, etc.) while simplifying installation elsewhere.

Failure to understand the nuances of each cable systems installation methods and listing can result in costly rework. However, selecting the right CI cable product and correct installation methods and materials can result in labor savings due to  ease of installation; can help reclaim floor area by reducing the need for dedicated shafts or stacked closets; and can offer assurance that the pathway survivability of the cable system provides a safe, compliant means of protecting the circuitry and communications of the fire alarm system.

The requirement for special inspections of firestop systems is still relatively new to most jurisdictions (First adopted in the 2012 International Building Code) and like most new requirements, there is learning curve with the requirements. One of the most common misconceptions we have run in to is that the extent of the inspection process per ASTM 2174 and ASTM 2393 is limited to a 2% destructive or 10% witness inspection. What most people are missing is the requirement in Section 10.8 of both aforementioned ASTM standards which states “The inspector shall verify and document that the firestop systems required in the inspection documents have been installed.” The first step in any firestop inspection for a given area should be to verify that the firestopping is installed in all locations that are required by code and that match the project design drawings and specifications (referred to as inspection documents within the ASTM standards).

This single sentence adds a substantial amount of hours that the inspector should be on site to confirm all firestop systems are installed. For example, a typical plumbing pipe penetration through a gypsum shaftwall is a two part inspection, as the inspector would need to confirm firestopping is applied where the pipe penetrates the shaft liner layer prior to the installation of the finish drywall and then come out again to confirm the firestopping installation at the finish side. Similarly, all through floor penetrations which will be enclosed in wall construction will need to be visually reviewed prior to the installation of drywall. To meet this requirement, the inspector will need to be making regular visits to the project throughout construction. Once items are enclosed in wall construction and removed from view, going back to meet this obligation would be a disruptive and costly endeavor.

There is no doubt that the 2 % destructive or 10% witness inspection is the most challenging aspect of the inspection process for most installers but this requirement to confirm all firestopping is installed is equally as important to ensure that there are no unprotected penetrations or joints in the building.

If you have questions regarding firestop special inspections or are in need of an inspector, please do not hesitate to contact us. Code Red Consultants is an active member of the International Firestop Council and currently has seven certified special inspectors on staff.

The MA Board of Elevator Regulations has removed the longstanding amendment to ASME A17.1: Safety Code for Elevators and Escalators requiring a means of elevator ventilation to the outer air from enclosed elevator hoistways and machine rooms. Previously, 524 CMR amended ASME Section 2.1.4 and required natural or mechanical ventilation for all enclosed hoistways and machine rooms.

The currently adopted version of 524 CMR: Board of Elevator Regulations is based on the 2013 edition of ASME A17.1 and came into effect on December 1, 2018. The current edition of 524 CMR does not amend Section 2.1.4: Control of Smoke and Hot Gases and applies the base code language which states that “when required by the building code, the hoistway shall be provided with means to prevent the accumulation of smoke and hot gases”.

The Ninth Edition of the Massachusetts Building Code (780 CMR) is currently enforced and based on the 2015 International Building Code (IBC). Chapter 30 of 780 CMR addresses elevators and conveying equipment and no longer contains requirements for direct ventilation of hoistways and machine rooms (780 CMR 3002 & 3005). With this code change, the following requirements still apply:

  1. Elevator machine rooms, machinery spaces that contain the driving machine, and control rooms or spaces that contain the operation or motion controller for elevator operation are required to be provided with an independent ventilation or air conditioning system to protect against the overheating of the electrical equipment. The system is required to be capable of maintaining temperatures within the range established for the elevator equipment (780 CMR 3005.2). Where standby power is connected to elevators, the machine room ventilation or air conditioning is required to be connected to the standby power source (780 CMR 3003.1.4).
  2. Elevators that connect more than 3 stories are required to be provided with hoistway opening protection (i.e. enclosed lobbies or hoistway pressurization) where any of the following conditions apply (780 CMR 3006.2):
    1. The building is not sprinkler protected in accordance with NFPA 13 or NFPA 13R;
    2. The building contains a Group I-1 Condition 2, Group I-2, or Group I-3 occupancy;
    3. The building is a high rise and the elevator hoistway is more than 75 feet in height measured from the lowest floor to the highest floor served by the hoistway.

Refer to 780 CMR 3006.2 for a list of exceptions.

The permit application date used for the purposes of determining the applicable version of 524 CMR is the date of installation, relocation, or alteration of elevator equipment (524 CMR 1.08(10)). This is the date indicated on the elevator permit application, not the building permit application.

Note that existing elevator hoistways and machine room ventilation must be maintained in accordance with the requirements in effect at the time of installation unless a permit is otherwise filed and approved by the elevator inspector.