Re: Howe school
From: R Philip Dowds (rpdowdscomcast.net)
Date: Wed, 25 May 2011 10:12:08 -0700 (PDT)
Stateside, the "limiting distance" is the "fire separation distance".  Yes, 
fire can jump out one window and into another.  But restrictions on and 
protections for adjacent and facing windows apply only to the windows of two 
different buildings:  Either two plainly different buildings, or a single 
structure carved up, for life safety purposes, by firewalls establishing two or 
more separate (but touching) "buildings".  If the existing school is not 
code-required to have firewall separations when occupied by apartments, then 
there will be no issues among the windows; sprinklers are a great way to dodge 
the firewall bullet.  In any event, 20 or 30 ft usually gets the job done for 
proximate openings.

Unless there has been earthquake damage or chronic leaking, the structure is 
likely fine.  School building design and occupancy loads are usually much 
greater than those for residences.

The biggest factor influencing feasibility will be — surprise! — the budget.  
If the post-project cost recovery sale price is (for instance) $150K for a 
two-bedroom unit, and similar two-bedroom units are selling in the neighborhood 
for $130K, well, that's a clue it may not be a total slam-dunk.  (But Yes, I 
know coho economics are not the same as market economics ...)

R Philip Dowds AIA
Cornerstone Cohousing
175 Harvey Street, Unit 5
Cambridge, MA 02140
617.354.6094

On May 25, 2011, at 12:41 PM, James Kacki wrote:

> 
> Hi Fred,
> Re feasibility comments requested
> I'm an architect in Manitoba.  The only feasibility comment I can  
> make based on the photo is this:
> Make sure the people wanting to renovate it as cohousing check with  
> the local Permit officials regarding the "limiting distance"  
> calculations in the Building Code before going too far.  I'm going by  
> the Canadian code, but I'm sure the U.S. Codes would have similar  
> requirements.  The "limiting distance" requirements are to prevent  
> the spread of fire between buildings or between different parts of  
> the same building, through windows and other openings.  The Howe  
> school is 'U' shaped, meaning windows on the inside face of the 'U'  
> are facing each other.
> The "limiting distance" calculations limit the amount of unprotected  
> openings (e.g. windows) based on the distance apart of exterior walls  
> and angle between exterior walls.  So not only the walls facing each  
> other, but even walls at 90 degrees to each other (eg the base of the  
> 'U' and the wings of the 'U') can have limits placed on the amount of  
> glass allowed.
> It's a pain in the butt, but is a factor to be checked in the  
> feasibility of turning this building into cohousing.
> All the best, -glad the tornado missed you!
> James
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