31A-035 community enterprises code review rev 3 april 2017Jody Barker, A.I.A. | Architecture + Design, LLC
32 Willow Street
Florence, MA 01062
cell: 617.216.5988jodybarker.aia@gmail.com
CODE REVIEW March 29, 2017
Community Enterprises, Inc.rev. April 3, 2017
5 Franklin Street
Northampton, MA
Applicable Building Code: MA 780 CMR Eighth Addition
IBC, IEBC International EXISTING Building Code, 2009
PROPOSED RENOVATIONS:
PROJECT DESCRIPTION:
•Renovation of an existing office building for the use of Community Enterprises, Inc. for their
main office. Existing open office space will be modified to create smaller offices on the
basement and 2nd floors of the structure. A new conference room and break room will be
built on the basement level.
Use Groups 310
•Existing uses – Group B, Business
•New use – Group B, Business
•There is no change of use group proposed for this project.
Construction Type
•3B: The building is constructed with concrete block masonry bearing walls. The floor
structure is a concrete deck supported with steel trusses. Interior partitions are a mix of
concrete block walls and metal stud framed walls with sheet rock finish. The building roof is
wood framed. The north stair is wood framed.
Sprinkler System
•No sprinkler systems exist in the building. No new systems are proposed.
Fire and Smoke Alarm & Detection
•A manual fire alarm system and an automatic smoke detection system will be installed
throughout the building.
•An independent Fire Alarm Vendor will supply the final alarm plans and device
specifications.
According to the IEBC this renovation is being reviewed as:
Compliance with Chapter 6- Alterations Level 1 and Chapter 7- Alterations Level 2.
•Level 1 changes – new finishes throughout.
•Level 2 changes – reconfiguration of open office spaces at the basement and 2nd floor to
create private office space.
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Jody Barker, A.I.A. | Architecture + Design, LLC
32 Willow Street
Florence, MA 01062
cell: 617.216.5988jodybarker.aia@gmail.com
Fire Resistive Required Types of
Construction, Table 601 IBC
Building Element Type 3B
Primary Structural Frame 0
Bearing walls, Exterior 2
Bearing walls, Interior 0
Nonbearing walls and
partitions, exterior
0
Nonbearing walls and
partitions, interior
0
Floor construction and
secondary members
0
Roof construction and
secondary members
0
Building area calculations
The existing building has three (3) floors – basement, 1st floor, and 2nd floor.
There is an existing, accessible elevator lobby level ½ floor down from the 1st floor. This space is
included as part of the 1st floor for this review.
Area Basement – 2,344 SF
Area 1st floor including elevator lobby – 2,390 SF
Area 2nd floor – 2,308 SF
Total area – 7,042 SF
Level 1 work requirements:
602.1 Interior finishes:
All newly installed wall and ceiling finishes shall comply with the IBC
603 Fire Protection:
Alterations shall be done in a manner that maintains the level of fire protection provided.
604 Means of Egress:
Repairs shall be made in a manner that maintains the level of protection provided for the means of
egress
606 Structural:
No structural changes are included in this project.
607 Energy Conservation:
See 711 below
Level 2 work requirements:
701.3 Compliance
Windows may be added without the light and ventilation requirements of the IBC
New electrical equipment must comply with section 708
Length of dead end corridors, comply with 705.6
Minimum ceiling height of newly created habitable and occupied spaces shall be 7 feet.
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Jody Barker, A.I.A. | Architecture + Design, LLC
32 Willow Street
Florence, MA 01062
cell: 617.216.5988jodybarker.aia@gmail.com
OCCUPANCY
Occupant Load Calculation
(1004.4.1)
See attached spreadsheet
B use “Business”
use max
occupant load
Total
Area 7,042 SF 100 gross 70
Total 70
Toilets Required Required fixture
per sex
Required
Lavatory
Number of
occupants
Total
Women 1 per 20 1 per 50 35 2 fixture
1 lav
Men 1 per 25 1 per 50 35 2 fixture
1
•There are two (2) existing, accessible restrooms on the 1st and 2nd floors. There is one (1)
existing shower room on the basement level which will remain.
•Restroom count – 5 total (2 men, 2 women, 1 existing shower room). 4 are accessible.
•MA CMR 248 - No plumbing work or improvements are proposed as part of the renovations.
No additional work will be required.
704 Fire Protection:
704.2, 912.2.1 Automatic sprinkler systems
Automatic sprinkler systems are not required in this project because of the exceptions in 704.2.2
The following conditions are present:
The B use area is less than 12,000 square feet (IEBC)
The B use area is less than 7,500 square feet (MA General Law Ch. 148, section 26G)
705 Means of Egress
Each floor has two (2) means of egress to grade which will be maintained.
705.4.4 Panic Hardware
In level 2 work areas, Panic hardware is only required for A uses with occupancies over 100.
705.7 Means of Egress lighting
All means of egress shall have compliant egress lighting.
705.7 Exit Signs
All means of egress shall have compliant exit signs.
705.9 Guards
All stairs, landings, and balconies that are more than 30 inches above the adjacent grade, shall have
compliant guards.
709.2 Mechanical, Altered existing systems.
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Jody Barker, A.I.A. | Architecture + Design, LLC
32 Willow Street
Florence, MA 01062
cell: 617.216.5988jodybarker.aia@gmail.com
The following requirements will be met:
In mechanically ventilated spaces, existing mechanical ventilation systems that are altered,
reconfigured, or extended shall provide no less than 5 cfm per person of outdoor air and not less
than 15cfm of ventilation air per person.
The renovations are designed to work with the existing HVAC layout and distribution.
711 and 607 Energy Conservation:
Level 1 and 2 alterations are permitted without requiring the entire building to comply with the
International Energy Conservation Code. Alterations (new construction) shall comply with the
International Energy Conservation Code.
A building that undergoes Level 2 alterations is required to meet a certain level of energy
compliance.
Where there are reconfigurations of the space or new doors or windows, any such new element is
required to meet the International Energy Conservation Code.
Elements within the building that are not being affected do not heed to be evaluated and do not
need to comply with the energy provisions. Essentially the entire building is not required to meet the
energy provisions; only a degree of possible improvement in the energy performance of the building
is intended to be achieved by making the new elements meet the IECC. In certain cases where the
reconfiguration of the space might have resulted in the creation of new spaces the newly created
space should be evaluated as a whole for compliance with the energy provisions even though some
of the element within the space might actually not have been altered. Likewise, in a case where an
existing mechanical system is being extended to other areas or new duct work is being installed to
reconfigure and reroute the ducts to various spaces, it is only required to have the new elements
meet the energy provisions and not the entire system.
Any new replacement windows will have a maximum U value of 0.4
Any new entrance doors will have a maximum U value of 0.8
All existing ceilings, walls or floor cavities of the building envelope exposed or accessible during
construction will be filled with insulation that meets or exceeds an R-value of R-3.5 per inch.
The roof will not be altered in this project
806 Accessibility
CMR 521
The existing structure is accessible. There is an operational elevator in the building which accesses
all three floors as well as an at grade lobby. Accessible restrooms are existing at the office floor
levels - 1st and 2nd floor. Existing corridors have accessible clearances. New corridors, partitions, and
doors will be constructed with the correct clearances.
End of Document
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