PARKING CONSULTANTS GREEN PARKING CONSULTING PLANNERS ARCHITECTS STRUCTURAL ENGINEERS RESTORATION ENGINEERS MVRTA Newburyport Intermodal Parking Facility Newburyport, Massachusetts Code Analysis 12/9/2016 By: DESMAN, Inc. 18 TREMONT STREET, SUITE 300, BOSTON, MA 02108 www.desman.com PHONE 617.778.9882 FAX 617.778.9883 BOSTON CHICAGO CLEVELAND DENVER FORT LAUDERDALE HARTFORD NEW YORK PITTSBURGH WASHINGTON, D.C.
Page 2 of 10 APPLICABLE CODES: 1. 2009 INTERNATIONAL BUILDING CODE (IBC) 2. 2010 MA 780 CMR BUILDING CODE, 8th ED. 3. 2006 MA 521 CMR AAB RULES & REGULATIONS 4. MASSACHUSETTS PLUMBING CODE-248 CMR 5. 2009 INTERNATIONAL MECHANICAL CODE (IMC) 6. 2011 NATIONAL ELECTRICAL CODE (NEC) [527 CMR 12], (NFPA 70 MASS STATE ELECTRICAL CODE) 7. 2009 INTERNATIONAL ENERGY CONSERVATION CODE (IECC) 8. CITY OF NEWBURYPORT ZONING ORDINANCE 9. 2010 ADA STANDARDS FOR ACCESSIBLE DESIGN 10. FIRE PREVENTION MA 527 CMR 11. MASSACHUSETTS STATE ELEVATOR CODE-524 CMR INTERNATIONAL BUILDING CODE (2009) CHAPTER 3 - USE AND OCCUPANCY CLASSIFICATION 311.3 Use Group: Low-Hazard Storage Group S-2 (Parking Garages Open) CHAPTER 4 - SPECIAL DETAILED REQUIREMENTS BASED ON USE & OCCUPANCY SECTION 406.2 PARKING GARAGES 406.2.1 Classification: Open parking garage - section 406.3 406.2.2 MIN. Clear height required = 7'-0" Provided: 10-0 at grade, 7-9 at lower and typical levels Van accessible spaces required (per 521 CMR 23.4.7) = 8'-2" Provided: 11-0 406.2.3 Guards: Guards serving as vehicle barrier shall be provided in accordance with sections 406.2 and 1013. 406.2.4 Vehicle Barriers: 2'-9" High Barriers shall be placed at end of drive lanes and at end of parking spaces where vert. distance to the ground/surface below is greater than 1 foot. Per section 1607.7.3, vehicle barrier system shall resist 6000 lb horizontally applied single load in any direction. Provided: 3-6" min. Height guards. 406.2.5 Vehicular Ramps: Vehicle ramps shall not exceed a slope of 1:15 (6.67 percent) provided: Provided: Grade: 6.5 percent Level 2: 4.9 percent
Page 3 of 10 406.2.6 FLOOR SURFACE: Parking surfaces shall be of concrete or similar noncombustible and nonabsorbent materials. Asphalt parking surfaces are permitted at ground level. Provided: concrete surfaces throughout parking garage Floors shall be sloped to facilitate the movement of liquids to a drain. Provided: sloping floors throughout in accordance with aci 362 Guide for the Design of Durable Parking Structures SECTION 406.3 OPEN PARKING GARAGES 406.3.3.1 OPENINGS: For natural ventilation purposes, the exterior side of the structure shall have uniformly distributed openings on two or more sides. The area of such openings in exterior walls on a tier must be at least 20% of the total perimeter wall area of each tier. The aggregate length of the openings considered to be providing natural ventilation shall constitute a minimum of 40 % of the perimeter of the tier. Interior walls shall be at least 20% open with uniformly distributed openings. 780 CMR, 406.3.3.1: Replace in two locations 20 percent with 25 percent. 406.3.5 AREA AND HEIGHT: 406.3.5.1 SINGLE USE: Open Parking Garage Used Exclusively For Parking Motor Vehicles Shall Be Permitted To Comply With Table 406.3.5 TABLE 406.3.5 Type IIB construction = 50,000 s.f. Area per tier & 8 tiers in height Provided area: 23,555 sf Provided height: 3 tiers, total height 32-9 based on an average building perimeter elevation Elevation of highest structure is 46-9 (elevator roof) 406.3.5.1 Exception: The grade-level tier is permitted to contain an office, waiting and toilet rooms having a combined area of not more than 1000 square feet (93 meters squared). Such area need not be separated from the open parking garage. Provided: 1000 sf 406.3.7 FIRE SEPARATION AND DISTANCE: Exterior walls and openings in exterior walls shall comply with tables 601 & 602. The distance to an existing lot line shall be determined in accordance with table 602 & section 705. 406.3.8 MEANS OF EGRESS:
Page 4 of 10 Open parking garages shall meet the egress requirements of chapter 10. 406.3.9 STANDPIPE: Standpipes shall be installed by the provisions of chapter 9. 406.3.11 ENCLOSURE OF VERTICAL OPENINGS: Enclosures shall not be required for vertical openings except as specified in section 406.3.8. 406.3.12 VENTILATION: Ventilation, other than the percentage of openings specified in section 406.3.3.1, shall not be required. CHAPTER 6 - TYPES OF CONSTRUCTION CONSTRUCTION CLASSIFICATION= IIB (SEE TABLE 406.3.5) TABLE 601: FIRE RESISTANCE RATING REQUIREMENTS FOR BUILDING ELEMENTS Primary structural frame = 0 hour Bearing walls (exterior & interior) = 0 hours Floor construction & secondary members= 0 hour Roof construction & secondary members= 0 hour TABLE 602: Fire Resistance Rating Requirements for Exterior Walls Based On Separation Distance Distance to property line: 5 X 10 Type IIB, use group S-2 = 1 hour fire resistance rating at exterior walls. Footnote "D" - Open parking garage complying with Section 406 shall not be required to have a Fire-Resistance Rating CHAPTER 7 - FIRE-RESISTANCE-RATED CONSTRUCTION 705.5: The required fire-resistance rating of exterior walls with a fire separation distance of less than or equal to 10 feet (3048 mm) shall be rated for exposure to fire from both sides. TABLE 705.8: MAXIMUM AREA OF EXTERIOR WALL OPENINGS Footnote "g" - the area of openings in an open parking structure with a fire separation distance of greater than 10 feet shall not be limited. 708.14.1 ELEVATOR LOBBY Exception 7: enclosed elevator lobbies are not required where the elevator serves only open parking garages in accordance with Section 406.3
Page 5 of 10 A. Vertical separation of openings: 1. Not applicable to open parking garages (IBC 705.8.5, exception 3). B. Shaft enclosures (IBC 708): 1. Not required on parking garage ramps complying with IBC 406.3 & 406.4. C. Opening protectives to comply with IBC 715. D. Interior wall and ceiling finishes (IBC 803.5) 1. Parking garage/use group S-2 (IBC table 803.5): nonsprinklered egress components for class b finishes; class c finishes allowed for all other areas. CHAPTER 9 FIRE PROTECTION Chapter 9: Fire Protection Requirements: General note: all fire protection equipment, proposed locations and applicability of referenced codes are subject to the review of the fire official(s) having jurisdiction. 903.2.11.3 Automatic Sprinkler Systems Buildings 55 ft or more in height, an automatic sprinkler system should be installed throughout buildings with floor level having an occupant load of 30 or more that is located 55 ft or more above the lowest level of fire department access. *Exception 2: open parking garages. 905 Standpipe Systems: Class 1 manual standpipes are allowed in open parking garages where the highest floor is located not more than 150 ft above the lowest level of fire department access vehicle (780 CMR 905.3.1.2) Class 1 manual dry standpipes are allowed in open parking garages that are subject to freezing temperatures provided that the hose connections are located as required for class ii standpipes in accordance with section 905.5 (780 CMR 905 3.1.3) CHAPTER 10 - MEANS OF EGRESS TABLE 1004.1.1: maximum floor area allowances per occupant Parking garages = 200 gross s.f. Floor area per occupant CALCULATION FOR NUMBER OF OCCUPANTS BY LEVEL: FLOOR LEVEL GROSS AREA OCCUPANTS LOWER 15,427 SF 77 GRADE 17, 155 SF 85 SECOND 23,555 SF 117 ROOF 20,297 SF 101
Page 6 of 10 1005.1 EGRESS WIDTH PER OCCUPANT SERVED (PER 780 CMR EXCEPTIONS 2) WITHOUT SPRINKLER SYSTEM STAIRWAYS 0.3 OTHER EGRESS COMPONENTS 0.2 STAIRS 250/2 OCCUPANTS x 0.3 = 39 INCHES per ea. stairway PROVIDED: 54 INCHES DOORS 260 OCCUPANTS / 2 STAIRS = 130 OCCUPANTS / STAIR X 0.2= 26 INCHES (MIN DOOR WIDTH = 36 INCHES) PROVIDED: 36 INCHES 1007.3 STAIRWAYS: Area of refuge not required in exit ways serving open parking garages (exception 5). 1007.4 ELEVATORS Exception 1: elevators are not required to be accessed from an area of refuge or horizontal exit in open parking garages. 1009.2 HEADROOM Headroom minimum required = 80 inches in non-vehicle areas. 1009.3 WALKLINE: Walkline across winder treads shall be concentric to the direction of travel through the turn and located 12 inches from the side where the winders are narrower. 1009.24 RISER HEIGHT AND TREAD DEPTH. Stair riser heights shall be 7 inches maximum and 4 inches minimum. Provided: 7 Stair tread depths shall be 11 inches minimum. Provided: 11 1009.5 STAIRWAY LANDINGS. The width of landings shall not be less than the width of stairways they serve. Every landing shall min. Dimension Measured in direction of travel equal to the width of the stairway. Max. Width at straight run = 48" Max. Door projection (fully open) = 7" 1013.3 OPENING LIMITATIONS: Required guards shall not have openings which allow passage of a sphere 4 inches in diameter from the walking surface to the required guard height.
Page 7 of 10 Exception 1: from a height of 36 inches to 42 inches guards shall not have openings which allow passage of the sphere 4-3/8 inches in diameter Exception 2: triangular openings at open sides of stair shall not allow passage of a sphere 6 inches in diameter. 1016.1 TRAVEL DISTANCE LIMITATIONS Exception 1: travel distance in open parking garages is permitted to be measure to the closest riser of open exit stairways. TABLE 1016.1: EXIT ACCESS TRAVEL DISTANCE Occupancy S-2 without sprinkler system = 300 feet maximum. Maximum travel distance provided = 188 ft 1021.1.2 PARKING STRUCTURES Open parking structures shall not have less than two (2) exits from each parking tier. TABLE 1021.1: Occupant load (persons per story) = 1-500 Provided: 117 Min. Number of exits (per story) = 2 Provided: 2 CHAPTER 13 ENERGY EFFICIENCY 1301.1.1 CRITERIA Buildings Shall Be Designed And Constructed With The International Energy Conservation Code. INTERNATIONAL ENERGY CONSERVATION CODE (2009) 505.5.2 INTERIOR LIGHTING POWER The total interior lighting power (watts) is the sum of all interior lighting powers for all areas in the building covered by this permit. The interior lighting power is the floor area for each building area type listed in table 505.5.2 times the value from table 505.5.2 for that area. TABLE 505.5.2: INTERIOR LIGHTING POWER ALLOWANCES Parking garage = 0.3 w/ft 2 Grade level: 17,155 x 0.3 = 5147 w 2 nd level: 23,555 x 0.3 = 7067 w CMR 521 AAB RULES & REGULATIONS (2006) SECTION 23: PARKING & PASSENGER LOADING ZONES 23.2.1: For total parking spaces totaling 201 to 300, the total minimum accessible parking stalls equal 7.
Page 8 of 10 207 parking spaces proposed = 7 accessible spaces required. Provided: 7 accessible stalls 23.2.2: For every six accessible parking spaces, but not less than one, shall be van-accessible parking space to be provided. 7 total accessible spaces required = 2 van accessible parking spaces required. Provided: 2 van accessible stalls CITY OF NEWBURYPORT ZONING ORDINANCE APPENDIX A: ZONING ORDNANCE OF THE CITY OF NEWBURYPORT Section III-B Description of districts: B-2 downtown business district. The downtown business district is composed of all those areas so designated on the official zoning map. It includes retail, service, and office uses. The scale is intended to reinforce downtown's role as the focus of activity in Newburyport. Multi-use development is encouraged, such as the combining of residential and business uses. Activities shall be oriented to pedestrian traffic and to centralized parking. Businesses which consume large amounts of land and interrupt pedestrian circulation and shopping patterns, single- and two-family principal buildings or uses which would otherwise interfere with the intent of this ordinance are prohibited. SECTION VI. DIMENSIONAL CONTROLS A - General regulations. Any structure hereafter altered, constructed, erected, placed, or converted for any use in any district shall be located on a lot only in conformance with the minimum requirements listed on the dimensional controls table and regulations in section VI-B unless specifically allowed by the special permit granting authority under a variance procedure or, in the case of nonconforming uses, structures or lots, in accordance with the provisions of M.G.L.A. c. 40A, 6 and Section IX of the ordinance. Minimum lot area, street frontage, setbacks, heights, lot coverage, and useable open space shall be as set forth in Table of Dimensional Requirements, which is hereby made part of this ordinance. No lot upon which any building or structure stands in conformance with this ordinance shall be changed for any reason in size or shape so as to violate the provisions of this ordinance. Table of dimensional requirements 4. BUSINESS Street % Lot Open Yard Requirements Use Num. District Lot Area Frontage Height Cov. Space Front Side Rear Parking Strucutre 413B B-2 20,000 60 40(k) 100 NA 0 0 0 (k) Measured to the upper plane of the top floor of the upper parking level.
Page 9 of 10 VI-K - Traffic visibility for driveway. A fence, hedge, wall, sign or other structure or vegetation may be maintained on any lot provided that in the front yard area, no such structure or vegetation shall be over two and one-half (2½) feet in height above the adjacent ground within five (5) feet of the front lot line unless it can be shown that such vegetation or structure will not restrict visibility in such a way as to hinder the safe entry of a vehicle from any driveway to the street. This section shall apply to new construction only. SECTION VII. - PARKING Dimensional requirements: Exclusive of driveways or aisles, an area consisting of eighteen (18) feet by nine (9) feet shall be considered as one off-street parking space. The minimum aisle width for ninety-degree parking shall be twenty-four (24) feet for two-way traffic. Angle parking shall require a one-way traffic aisle with an eighteen-foot aisle width for sixty-degree parking and thirteen (13) feet for forty-five-degree parking. Intermodal transportation improvement fund (ITIF): Within the business II, III, and WMU district, the city's policy shall be to create a dedicated municipal revenue fund whose purpose is to provide for necessary funding to support transportation related improvements that are necessitated by use of municipal parking structures by non-residential uses. The improvements necessitated by such uses are intended: to increase the supply of available public parking spaces which would otherwise be available if not for use of the municipal parking structures by such non-residential users; to allow for related improvements that are necessitated by the use of municipal parking structures by such non-residential users; and to pay for increases in the cost of operating and maintaining municipal parking structures which said costs can be directly attributed to the use of the municipal parking structures by such non-residential users. It is intended that all property owners within these districts that request a special permit from the SPGA to utilize a municipal parking structure to meet their off-street parking requirements shall meet the requirements of this section. COUNCIL ORDER B-2 DIMENSIONAL RELIEF 11-13-2013 November 25, 2013 ORDERED: AN ORDINANCE ENTITLED AN ORDINANCE TO AMEND AN ORDINANCE ENTITLED ZONING ORDINANCE OF THE CITY OF NEWBURYPORT Be it ordained by the City Council of the City of Newburyport as follows: Zoning Ordinance Amendment: THAT the Zoning Ordinance be amended pursuant to Section XII-B Adoption and Amendment as follows: Section VI: Dimensional Controls
Page 10 of 10 Under Subsection VI-A General regulations. add the following new provision as a footnote to the Table of Dimensional Requirements: l) Notwithstanding any provision to the contrary, within the B-2 (Downtown Business) District, the Zoning Board of Appeals may waive or reduce the dimensional requirements for a Hotel or Inn (Use # 105 and all Accessory Uses in conjunction therewith) or Parking Structure (Parking Garage) (Use # 413B) or Mixed Use (Use # 405) by grant of a Special Permit, issued pursuant to Section X-H(7), without need for a Variance or any other relief, and may allow (a) up to a maximum of 48' in Height, and (b) a minimum of 0' for Front, Side and/or Rear Yard Setback requirements. Before granting the application for a special permit, the Board shall find, in addition to those special permit findings set forth in Section X-H(7), that the issuance of a Special Permit for the requested dimensional relief will (as applicable): (i) allow a Building Height that is designed to be generally compatible with the height of other buildings within Downtown Newburyport and/or the surrounding streetscapes; (ii) allow a reduced or zero-lot-line setback that is generally compatible with the setbacks of historic buildings in Downtown Newburyport and/or the surrounding streetscapes; or (iii) not impair the integrity or character of the District, nor be detrimental to the public health or welfare. 521 CBR: Architectural Access Board 23.00 Parking and passenger loading zones 23.4 Parking Spaces shall comply with the following: 23.4.1 Width: Accessible parking spaces shall be at least eight feet (8 = 2438 mm) wide, plus the access aisle. 23.4.2 Length: The length of accessible parking spaces shall be at least the same as for parking spaces generally in accordance with 780 CMR: The State Building Code or local zoning requirements. Parked vehicles shall not reduce the clear width of an accessible route by overhanging or protruding into it. 23.4.3 Slope: Parking spaces shall be level with surface slopes not exceeding 1:50 (2%) in all directions. 23.4.7 Van Accessible spaces shall comply with the following: a. Provide minimum vertical clearance of eight feet, two inches (8 2 = 2489mm) at the parking space and along at least one vehicle access route to such spaces from site entrance(s) and exit(s).