CODE Gardner dorm dining rmGardiner Code Review Thomas Douglas Architects Inc
196 Pleasant St.
Northampton, MA
413-585-0641
1 of 3
Partial CODE REVIEW-
Former Dining Room Repairs July 25, 2011
Gardiner Dormitory, Smith College
Applicable Building Code: MA 780 CMR Eighth Addition
IBC, IEBC International EXISTING Building Code, 2009
ZONING DISTRICT:
PROPOSED RENOVATIONS:
PROJECT DESCRIPTION:
• This review is for a student room used for assembly. It was formerly a
dining room and is now used as a study and lounge.
• Work proposed for the former Dining room and the adjacent student
kitchenette: Patching, Restoration, and replacement of damaged
materials, elements, equipment and fixtures for the purpose of maintaining
such components in good or sound condition.
• The breakout for the work at Gardiner (which includes the
kitchenette and living room at the other end of the Hall) is
$66,784.00.
• The building’s replacement value was $7,500,000.00 in 2009.
Use Groups
• No changes
Construction Type
• 3B
Sprinkler System
• The building is fully sprinkled
Fire and Smoke Alarm & Detection
• The building has a full fire alarm system
Seismic Zone
• NA
According to the IEBC this renovation is being reviewed as:
Work Area Compliance Method, section 402 and chapter 5
502 Building Elements and Materials:
502.1 Existing building materials:
Materials already in use in a building in conformance with requirements or
approvals in effect at the time of their erection or installation shall be permitted to
remain in use unless determined by the code official to render the building or
structure unsafe or dangerous.
502.2 New and replacement materials:
Except as otherwise required or permitted by this code, materials permitted by
the applicable code for new construction shall be used…. Like materials shall be
Gardiner Code Review Thomas Douglas Architects Inc
196 Pleasant St.
Northampton, MA
413-585-0641
2 of 3
permitted for repairs and alterations, provided no dangerous or unsafe condition
is created.
502.3 Glazing in hazardous locations.
Replacement glazing in hazardous locations shall comply with the safety glazing
requirements of the IBC.
IBC 1014.3 Common path of travel: (for egress corridor outside of dining room)
Maximum common path of travel for B use is 100 feet if the building is fully
sprinkled.
806 Accessibility
CMR 521
3.3.1 If the work being performed amounts to less than 30% of the full and fair
cash value of the building and
the work costs less than $100,000, then only the work being performed is
required to comply with 521 CMR
3.3.1 b. If the work costs $100,000 or more, then the work being performed is
required to comply with 521 CMR. In addition, an accessible public entrance and
an accessible toilet room shall be provided.
3.3.2 If the work performed, including the exempted work, amounts to 30% or
more of the full and fair cash value of the building, the entire building is required
to comply with 521 CMR.
For this Project:
This project’s construction costs will NOT exceed 30% of the assessed value of
the entire building. This project will not cost more than $100,000. Only the work
being performed will need to comply with 521 CMR.
We do not feel that any dangerous or unsafe conditions exist in this room. This
room has functioned safely for the past 80 years and the proposed changes are
only cosmetic. This room will maintain the occupancy it was designed for.
Existing doors may be replaced with like materials. We will not be making this
building more hazardous than it was prior to the repairs.
The former dining room will maintain its current occupancy of more than 50
occupants but fewer than 300. It requires 2 exits. Under the code for new
construction, exits in a fully sprinkled building must remotely located a distance of
at least of 1/3 of the diagonal measurement of the room. This room has a
diagonal dimension of 55 feet. 18’-4” would be the required remote separation
between the exits. The centerlines of the two existing exit doors are remotely
located 20 feet from one another. They conform to the code for new construction.
Other than the exterior set of doors, there are no proposed changes to hardware
or locking devices in this room.
Gardiner Code Review Thomas Douglas Architects Inc
196 Pleasant St.
Northampton, MA
413-585-0641
3 of 3
The existing exterior doors are damaged and will be replaced with materials and
dimensions like the existing. A new lever handle latch will be installed to meet the
AAB requirements. No other changes are required to these exterior doors and
they are not required means of egress.
End of Document