Keiter Office Expansion code reviewCode Review ESTES Architecture + Design, LLC
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CODE REVIEW March 12, 2017
Cooper’s Corner
Keiter Office Expansion
31 Main Street
Florence, MA
Applicable Building Code: MA 780 CMR Eighth Addition
IBC, IEBC International EXISTING Building Code, 2009
ZONING DISTRICT: GB (General Business)
Proposed Renovations:
Project Description:
• Expand office space into current residential apartment. Renovate finishes
and relocate partition locations.
• Use Groups: B (Business) Use Group.
• The current level of safety or sanitation will NOT be reduced and the
portions altered shall conform to the requirements of the IBC, including
interior finishes, interior floor finishes, and interior trim.
Construction Type
• 3B, Brick exterior walls, combustible framing.
Valuation of Project:
• This project’s construction costs are: $48,000
• The assessed value of the building is: $719,350
• The cost of the project is 6.7% of the assessed valuation.
Areas
The total building area is 9,696 square feet.
The proposed renovated work area is: 1 story, 920 square feet
Existing Building Areas by floor:
Basement: 3,182 sf
1st floor: 3,997 sf
2nd floor: 2,517 sf
Total: 9,696 sf
According to the IEBC this renovation is being reviewed as:
Work Area Method, Chapter 4. Applicable Sections are:
Chapter 6- Alterations Level 1- New finishes and fixtures
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Chapter 7- Alterations Level 2 - New construction.
Work Area Method Calculations
The total building area is 9,696 square feet.
The existing renovated space is 1 story, 920 square feet
The work area is less than 9.5% of the aggregate area of the building.
The work area comprises less than 50% of aggregate area of the building; therefore
this is not a level 3-alteration project. IEBC section 405)
The work area includes reconfiguration of the space and the reconfiguration of
systems (HVAC, electrical). Most of this project will be classified as a level 1
project. The alterations will follow level 1 guidelines.
Level 1 work requirements:
The removal and replacement or the covering of existing materials, elements,
equipment or fixtures using new materials, elements, equipment or fixtures that
serves the same purpose
This Project will have new interior walls, doors, finishes, and lighting.
IBC 508.4 Required separation of Occupancies.
No fire separation required between Group B (Business) and Group M (Mercantile)
IBC 602.1 Interior finishes: All newly installed wall and ceiling finishes shall
comply with the IBC.
IBC 603 Fire Protection:
Alterations shall be done in a manner that maintains the level of fire protection
provided.
This Project will not affect the level of fire protection that is currently provided.
IBC 701.3 Compliance
New electrical equipment must comply with section 708
IBC 903.2 Automatic Sprinkler Thresholds
< 12,000 sq feet in mixed use Mercantile/ Business. No sprinkler required.
IBC 1003.2 Ceiling Height. Ceiling height shall not be less than 7’-6”. Existing
dropped ceiling is at 7’-10”
IBC Table 1004.1.1 Floor Area Allowances per Occupant. Business = 100 sq ft.
1004.1. Occupant load.
Use Group B, 1 occupant per 100 sq ft. 2,103 sq ft = 22 people.
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IBC 1008.10. Panic and fire exit hardware. Panic hardware only required for
Group use H and Group A and E with occupant loads over 50. No panic hardware
required.
1009.1 Stairway width
Occupant load <50 = 36”. Existing stairway width is 44”.
1019.1 Exits per story. 1-500 occupants = 2 exits
IBC Table 1021.1 Minimum Number of exits for Occupant Load. 1-500
Occupants = Minimum of 2 Exits per story.
IBC Table 1021.2 Stories with one Exit. Second story, Business Use. Max 29
occupants and 75 travel distance. (travel distance is 99’-8”, 2 exits required).
IBC 1014.3 Common path of egress travel:
For B use and without sprinklers: 75 ft maximum allowable common path of travel.
The common path of travel from the most remote corner where there are 2 choices
of exit routes is 52’-9”.
1015.2.1. Two exit locations. Half diagonal length or more.
1016.1 Travel Distance
Use Group B without a sprinkler < 200’.
99’-8” Travel distance.
IBC Table 1016.1 Exit Access Travel Distance:
For B use and without sprinklers: 200 ft maximum allowable travel distance.
The travel distance is 99’-8” feet from the most remote space in the space to the
furthest exit door.
IBC 1018.2 Corridor width. Not less than 44”
IBC 1018.4 Dead ends. A dead-end corridor shall not be limited in length where
the length of the dead-end corridor is less than 2.5 times the least width of the
dead-end corridor.
The width is 16’ and length is 24’ (less than 60’).
Fire Alarm devices
The renovated space will have compliant smoke detectors, strobes and horn strobe
units.
711 and 607 Energy Conservation:
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Level 1 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 need 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
ductwork 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.
CMR 521
11.1 General. This is a private office not considered a public building and does not
provide services to the public. Therefore does not have to provide ADA accessible
toilets.
End of Document