220110-CodeEval_The Roost
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C&H Architects
EXISTING BUILDING CODE EVALUATION
IEBC 2015 with MA Amendments
Date: 10 January 2022
By: Garth Schwellenbach
The Roost
Providing new operable windows, new primary entrance door and new rear entrance door and access ramp.
Exterior Scope Includes:
• Windows, doors, awnings, trim, paint
Interior Scope Includes:
• Vestibule, accessible entrance ramp, finishes related to windows and doors, counters
ZONING AREAS
Northampton Bridge Street Area
Northampton Downtown Historic District
EXISTING BUILDING
Year Built 1905
Architects Unknown
Floor Area (Whole Building): 10,800 sf (gross incl. basement)
# Stories 3 plus basement
Floor Area Tenant Space 1,300 sf Main Floor
1,300 sf Basement
Work Area 345 sf
Property ID 32A-097-001
Construction Type: III
NO CHANGE
Change to:
Use Group Classification: Mixed: A-2/R-2
NO CHANGE
Change to:
Existing Occupancy Capacity: 86 Reference: Table 1004.1.1
15 Net occupant load factor
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NO CHANGE
Change to:
Fire Suppression
Building is sprinklered
Building is NOT sprinklered
APPLICABLE CODE
Applicable building codes include:
Massachusetts State Building code 780 CMR (9th Edition)
Massachusetts Architectural Access Board Rules and Regulations 521 CMR
2015 International Existing Building Code with MA Amendments (IEBC)
2018 International Energy Conservation Code with MA Amendments (IECC)
N/A to this evaluation
Massachusetts Electrical Code 527 CMR 12.00
Massachusetts Plumbing Code 248 CMR 2.00
Massachusetts Fuel Gas Code 248 CMR 3.00-8.00
Massachusetts Mechanical Code 271 CMR
EVALUATION
The following is an evaluation of the existing building in accordance with the
9th Edition of the Massachusetts State Building Code CMR 780 3401.1 for Existing Structures
The compliance method we have chosen is: Work Area Method
Repairs (Section 502)
Alteration – Level 1 (Section 503)
– Level 2 (Section 504)
– Level 3 (Section 505)
Change of Occupancy (Section 506)
Additions (Section 507)
Historic Buildings (Section 508)
Relocated Buildings (Section 509)
The scope of work proposed as Level 2: “The reconfiguration of space, the addition or elimination of any door or
window, the reconfiguration or extension of any system, or the installation of any additional equipment.” Level 2
Alterations to existing buildings shall comply with the provisions of:
• Chapter 1
• Chapter 7
• Chapter 8
The building is classified as a Historic Building and shall comply with the provisions of:
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• Chapter 12
Chapter 1: Scope and Administration – 2015 IEBC
PART 1 – SCOPE AND APPLICATION
Section 104.2.2.1 Investigation and evaluation.
• For any proposed work regulated by this code and subject to 780 CMR, section 107, as a condition
of the issuance of a permit, the building owner shall cause the existing building (or portion
thereof) to be investigated and evaluated in accordance with the provisions of this code. The
investigation and evaluation shall be in sufficient detail to ascertain the effects of the proposed
work on at least these systems: structural, means of egress, fire protection, energy conservation,
lighting, hazardous materials, accessibility, and ventilation for the space under consideration and ,
where necessary, the entire building or structure and its foundation if impacted by the proposed
work. The results of the investigation and evaluation along with any proposed compliance
alternatives, shall be submitted to the building official in a written report form.
SECTION 107 SUBMITTAL DOCUMENTS AND CONSTRUCTION CONTROL
Section 107.1.2 Fire department review.
For permits that include fire protection systems under Chapter 34: Existing Structures, construction
documents shall be filed with the building official who shall cause them to be filed with the head of the
local fire department for review.
• N/A. Proposed work does not include the addition of new fire protection systems or alterations
to existing fire protection systems.
Section 107.6 Construction control.
For buildings needing registered design professional services, registered design professionals and the
general contractor shall provide construction control in accordance with Section 107.6.
• YES. Construction control will be provided per the requirements of Section 107.6.
Chapter 3: Provisions for all Compliance Methods
SECTION 301 ADMINISTRATION
Section 301.1 General
Where this code requires consideration of the seismic force-resisting system of an existing building subject
to repair, alteration, change of occupancy, addition or relocation of existing buildings, the seismic
evaluation and design shall be based upon Section 301.1.4 regardless of which compliance method is
used. (C&H uses the Work area method).
Exception: Subject to the approval of the code official, alterations complying with the laws in
existence at the time the building or affected portion of the building was built shall be considered
in compliance with the provisions of this code unless the building is undergoing more than a
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limited structural alteration as defined in Section 907.4.4. New structural members added as part of
the alteration shall comply with the IBC.
Chapter 7: Alterations – Level 1
SECTION 701 GENERAL
Section 701.2 Conformance.
An existing building shall not be altered such that the building becomes LESS SAFE than its existing
condition.
• N/A No change to conformance.
Section 701.3 Flood hazard areas.
In flood hazard areas, alterations that constitute substantial improvement shall require that the building
comply with Section 1612 of the IBC. (see MA Amendments)
• N/A. Building is not located in a flood hazard area.
SECTION 702 BUILDING ELEMENTS AND MATERIALS
Section 702.1 Interior finishes.
All newly installed interior wall and ceiling finishes shall comply with Chapter 8 IBC.
• YES. Finishes shall comply with the IBC.
o Class C required for rooms
§ Cedar is Class B – okay for main interior space
o Class A for exit passageway
§ GWB in vestibule – painted to work with tone of
Section 702.2 Interior floor finish.
New interior floor finish, including new carpeting, shall comply with Section 804 of IBC
• YES. Floor finish shall comply with the IBC.
Section 702.3 Interior trim.
All newly installed interior trim materials shall comply with Section 806 of IBC.
• YES. Trim shall comply with IBC.
Section 702.4 Materials and methods.
All new work shall comply with materials and methods requirements of IBC, IECC, IMC, and IPC, as
applicable. Note MA deletions and amendments.
• YES. All new work shall comply with IBC as well as all applicable International Codes.
SECTION 703 FIRE PROTECTION
Alterations shall be done in a manner that maintains the level of fire protection provided.
• N/A. No change to level of fire protection.
SECTION 704 MEANS OF EGRESS
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Alterations shall be done in a manner that maintains the level of protection provided for the means of
egress.
• N/A. No change to egress.
SECTION 705 ACCESSIBILITY
Section 705.1 General.
Mass. Amendments: Accessibility shall be in accordance with 521 CMR.
AAB Regulations 521 CMR
521 Section 3.3.1
If the work being performed amounts to less than 30% of the Full and Fair Cash Value of the building and
a. if the work costs less than $100,000, then only the work performed is required to comply with
521 CMR.
--- OR ---
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, telephone,
drinking fountain (if toilets, telephones and drinking fountains are provided) shall also be
provided in compliance with 521 CMR.
EXCEPTION: Whether performed alone or in combination with each other, the following types of
alterations are not subject to 521 CMR 3.3.1 unless the cost of the work exceeds $500,000 or unless
work is being performed on the entrance or toilet. (When performing exempted work, a memo
stating the exempted work and its costs must be filed with the permit application or a separate
building permit must be obtained.)
a. Curb cuts.
b. Alteration work which is limited solely to electrical, mechanical, or plumbing
systems; to abatement of hazardous materials; or retrofit of automatic sprinklers
and does not involve the alteration of any elements or spaces required to be
accessible under 521 CMR.
c. Roof repair or replacement, window repair or replacement, repointing and
masonry repair work.
d. Work relating to septic system repairs, site utilities and landscaping.
Calculations for 521 Section 3.3.1:
Assessed Building Value (NIC land) $ 592,100
Assessment Ratio: divide by 0.98 in Northampton (2020)
Full and Fair Cash Value $ 604,184
30% of Full and Fair Cash Value $ 181,255
Portion of tenant area = 50% (Ground floor and basement) $90,628
Value of Previous Work in Last Three Years $ 0
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Value of Current Scope of Work $ 185,000
Total Cost of Work ( = Previous work + current scope) $ 185,000
521 Section 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.
ACCESSIBILITY REQUIREMENTS SUMMARY
Is the Cost of Work more than 30% of Full and Fair Cash Value? YES
Is the Cost of Work more than $100,000? YES
Is there an Exception that applies? YES
3.3.3 Alterations by a tenant do not trigger the requirements of 521 CMR 3.3.1b and 3.3.2 for other
tenants.
ADA vs. MAAB
Although the ADA is not a requirement of the building code, and employee only spaces are not covered
by the MAAB, employers are still required to comply with the ADA as civil rights legislation.
SECTION 708 ENERGY CONSERVATION
Section 708.1 Minimum requirements.
Alterations are permitted without requiring the entire building or structure to comply with the energy
requirements of IECC or IRC. Alterations shall comply with IECC or IRC as they relate to new construction
only.
• YES. Alteration work to the thermal envelope shall comply with IECC .
APPENDIX AA: STRETCH ENERGY CODE
The Stretch Energy Code is the International Energy Conservation Code (IECC) 2015 with Massachusetts
Amendments (780 CMR 115.AA) unless a large building or labs.
o Not applicable to existing commercial buildings
Chapter 8: Alterations – Level 2
SECTION 801 GENERAL
Section 801.2 Alteration Level 1 compliance.
In addition to the requirements of this chapter, all work shall comply with the requirements of Chapter 7.
SECTION 802 SPECIAL USE AND OCCUPANCY
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Alteration of buildings classified as special use and occupancy shall comply with the requirements of
Section 701.1 and the scoping provisions of Chapter 1 where applicable.
• N/A. Building is not classified as special use and occupancy.
SECTION 803 BUILDING ELEMENTS AND MATERIALS
Section 803.1 Scope.
Requirements of this section are limited to Work Areas of Level 2 alterations and shall apply beyond the
Work Area when specified.
Section 803.2 Vertical openings.
803.2.1 Existing vertical openings. All existing interior vertical openings connecting two or more
stories shall be enclosed with a 1 hr assembly with approved opening protectives.
o N/A
803.2.2 Supplemental shaft or floor opening enclosure requirements. Where the Work Area on
any floor exceeds 50% of that floor area, the enclosure requirements of Section 703.2 shall apply to
vertical openings other than stairways throughout the floor.
o N/A. .
803.2.3 Supplemental stairway enclosure requirements. Where the Work Area on any floor
exceeds 50% of that floor area, stairways that are part of the means of egress serving the Work
Area shall, at a minimum, be enclosed with smoke tight construction on the highest Work Area
floor, and all floors below.
Exception: Where stairway enclosure is not required by IBC or IFC.
o N/A.
Section 803.3 Smoke compartments
Smoke barriers in Group I-2 occupancies shall be installed where required by Sections 803.3.1 and 803.3.2.
• N/A. Not a Group I-2 occupancy.
Section 803.4 Interior finish.
The interior finish of walls and ceilings in exits and corridors in any Work Area shall comply with the
requirements of the IBC.
• YES. Finishes shall comply with the IBC.
803.4.1 Supplemental interior finish requirements. Where the Work Area on any floor exceeds
50% of that floor area, Section 803.4 shall also apply to the interior finish in exits and corridors
serving the Work Area throughout the floor.
o YES. Finishes shall comply with the IBC.
Section 803.5 Guards.
Provide guards at all floor locations that are more than 30” above the floor or grade if they do not exist or
are in danger of collapsing.
• N/A. No floor locations are above 30”.
SECTION 804 FIRE PROTECTION
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Section 804.1 Scope.
Requirements limited to Work Area of Level 2 alterations, except as specified to apply throughout the floor.
Section 804.2 Automatic sprinkler systems.
Automatic sprinkler systems shall be installed in accordance with the IBC.
• N/A. Building is not sprinklered, work does not constitute “Major Alterations”
o Work area is 3% of gross building area
o Work is primarily repairs in nature
INCORPORATE MGL 7,500 SF 148 26G & OTHERS
https://malegislature.gov/laws/generallaws/parti/titlexx/chapter148/section26g
Section 804.3 Standpipes.
Where the Work Area includes exits or corridors shared by more than one tenant and is located more than
50 feet above or below the lowest level of fire department access, a standpipe system shall be provided.
• N/A. Work Area does not include exits or corridors shared by more than one tenant.
Section 804.4 Fire alarm and detection.
An approved fire alarm system shall be installed.
• N/A. A fire alarm system exists and is fully functional.
SECTION 805 MEANS OF EGRESS
Section 805.1 Scope.
Requirements of this section are limited to Work Areas that include exits or corridors shared by more than
one tenant within the Work Area of Level 2 alterations, except as specified to apply throughout the floor.
Section 805.2 General.
• N/A. Existing means of egress conform with the code under which the building was
constructed. OR:
Section 805.3 Number of exits.
Every story utilized for human occupancy on which there is a Work Area that includes exits or corridors
shared by more than one tenant within the Work Area shall be provided with the minimum number of
exits in accordance with the IBC and Sections 805.3.1.1 and 805.3.1.2.
• N/A. Existing exits confirm, and will remain.
Section 805.3.2 Mezzanines.
Mezzanines in the Work Area and with an occupant load of more than 50 or in which travel distance to an
exit exceeds 75 feet shall have access to at least two independent means of egress.
• N/A. Work Area does not include Mezzanines.
Section 805.3.3 Main Entrance - Group A.
All Group A with an occupant load over 300, the main entrance shall be capable of 50% of the total
occupant load.
• N/A. Existing building is not a Group A with an occupant load over 300.
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Section 805.4 Egress Doorways.
Egress doorways in any work area shall comply with Sections 805.4.1 through 805.4.5.
• YES. Egress doorways shall comply with Sections 805.4.1 through 805.4.5 as stated below.
o Two exits
o Door swings comply
Section 805.5 Openings in corridor walls.
Openings in corridor walls in any Work Area shall comply with Sections 805.5.1 through 805.5.4.
• N/A Work area does not include openings in corridor walls.
Section 805.6 Dead end corridors.
Dead-end corridors in any Work Area shall not exceed 35 feet (50 with sprinklers).
• N/A Work area does not include dead-end corridors.
Section 805.7 Means of egress lighting.
805.7.1 Artificial lighting required. Means-of-egress in all Work Areas shall be provided with
artificial lighting in accordance with the IBC.
o YES. Egress lighting to be provided in accordance with the IBC
805.7.2 Supplemental requirements for means-of-egress lighting. Where the Work Area on any
floor exceeds 50% of that floor area, means of egress throughout the floor shall comply with
Section 805.7.1.
o N/A. Work Area does not exceed 50% of the floor area.
Section 805.8 Exit signs.
805.8.1 Work Areas. Means-of-egress in all Work Areas shall be provided with exit signs in
accordance with the IBC.
o YES. Exit signs to be provided in accordance with the IBC
805.8.2 Supplemental requirements for exit signs. Where the Work Area on any floor exceeds 50%
of that floor area, means of egress throughout the floor shall comply with Section 805.8.1.
o N/A. Work Area does not exceed 50% of the floor area.
Section 805.9 Handrails.
The requirements of Sections 805.9.1 and 805.9.2 shall apply to handrails from the Work Area floor to, and
including, the level of exit discharge.
805.9.1 Minimum Requirement. Every required exit stairway that is part of the means of egress for any
Work Area shall be provided with at least one handrail, or in which the existing handrails are judged to
be in danger of collapsing, shall be provided with handrails for the full length of the run of steps on at
least one side.
805.9.2 Design. Handrails she be designed and installed in accordance with the IBC.
o N/A. Work area does not include stairways or exterior stairs.
Section 805.11 Guards.
The requirements of Sections 805.11.1 and 805.11.2 shall apply to guards from the Work Area floor to, and
including, the level of exit discharge but shall be confined to the egress path of any Work Area.
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805.9.1 Minimum Requirement. Every open portion of a stair, landing or balcony that is more than 30
inches above the floor or grade shall be provided with guards, or those portions in which existing
guards are judged to be in danger of collapsing, shall be provided with guards.
805.9.2 Design. Guards she be designed and installed in accordance with the IBC.
o N/A. Work area does not include open portions of stairs, landings or balconies.
SECTION 806 ACCESSIBILITY
To comply with Section 705 ACCESSIBILITY above. (Accessibility shall be in accordance with 521 CMR.)
SECTION 807 STRUCTURAL
Section 807.1 General.
Structural elements and systems within buildings undergoing Level 2 alterations shall comply with this
section.
• YES. Structural Code Evaluation Pending
SECTION 808 ELECTRICAL
• New Electrical to comply with MA Electric Code.
SECTION 809 MECHANICAL
Section 809.1 Reconfigured or converted spaces.
All reconfigured or converted spaces within the Work Area shall be provided with natural or mechanical
ventilation in accordance with the IMC.
• N/A No mechanical scope
SECTION 810 PLUMBING
• N/A No Plumbing scope
SECTION 811 ENERGY CONSERVATION
Section 811.1 Minimum requirements.
Level 2 Alterations are permitted without requiring the entire building or structure to comply with the
energy requirements of IECC or IRC. The alterations to comply with IECC or IRC as they relate to new
construction only.
• YES. Reference Section 707 Energy Conservation above.
Chapter 12: Historic Buildings
SECTION 1201 GENERAL
Section 1201.1 Scope.
An historic building is defined as being listed on a State Register, National Register, or a contributing
resource to a locally designated historic district. If the building is listed on the Macris webite, it has been
submitted to the MA Historic Commission by the local Historic Commission and accepted as historic.
http://mhc-macris.net
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Section 1201.2 Report
For buildings assigned to Seismic Design Category D, E or f, a structural evaluation describing, at a
minimum, the vertical and horizontal elements of the lateral force resisting and any strengths or
weaknesses therein shall be prepared. Additionally, the report shall describe each feature that is not in
compliance with these provisions and shall demonstrate how the intent of these provisions is complied
with in providing and equivalent level of safety.
• NA
Section 1201.3 Special Occupancy exceptions – museums
When a building in Group R-3 is also used for Group A, B or M, or less than 3,000 sf the code official may
determine that the occupancy is Group B with means of egress provisions.
Section 1201.4 Flood hazard areas
If the building is in a floor area, the historic status may waive the required of articl 1612 of the IBC.
SECTION 1202 REPAIRS
Section 1202.2 Unsafe conditions
Conditions determined by the code official to be unsafe shall be remedied. No work shall be required
beyond what is required to remedy the unsafe condition.
• NA
Section 1202.4 Replacement
Replacement of existing or missing features using original materials shall be permitted, except hazardous
materials that the new code would not allow (1202.1).
• NA
SECTION 1203 FIRE SAFETY
Section 1203.2 General
Every historic building that does not conform to the construction requirements of this code for the
occupancy or use and that constitutes a distinct fire hazard as defined herein shall be provided with an
approved automatic fire-extinguishing system as determined appropriate by the code official. However, an
automatic fire-extinguishing system shall not be used to substitute for, or act as an alternative to, the
required number of exits from any facility.
• NA
Section 1203.3 Means of Egress
Existing door widths and direction of swing may remain if approved by the Code Official, provided other
approved means of egress have sufficient capacity to serve the occupant load.
• NA
Section 1203.4 Transoms
In fully sprinklered buildings of Group R-1, R-2 or R-3, existing transoms in corridors or other fire rated walls
may remain if fixed in the closed position. A sprinkler shall be installed on each side of the transom.
• NA
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Section 1203.6 Stairway enclosure
In buildings of three stories or less, exit enclosure construction shall limit the spread of smoke by use of
tight fitting doors and solid elements. Such elements are not required to have a fire-resistance rating.
• NA
Section 1203.7 One hour fire-resistant assemblies
Where 1-hour rated construction is required by these provisions, it need not be provided regardless of the
construction or occupancy, where the existing wall and ceiling finish is wood or metal and plaster.
• NA
Section 1203.8 Glazing in fire-resistance-rated systems
Historic glazing materials are permitted in interior walls required to have a 1-hour rating where the
opening is provided with approved smoke seals and the area is sprinklered.
• NA
Section 1203.9 & 10 Stairway railings and guards
Existing railings shall be accepted without complying with handrail and guard requirements as long as
they are not dangerous (except for MAAB over 30% rule). Spacing between existing railings in existing
ornamental patterns shall be accepted. Missing elements to be replaced in a manner that will preserve the
historic nature.
• NA
SECTION 1204 ALTERATIONS
Section 1204.1 Accessibility
This section is Void in MA. Use AAB.
SECTION 1205 CHANGE OF OCCUPANCY
Section 1205.1 Scope
Historic Buildings undergoing a change of use will comply with Chapter 10, except the specific provisions
of the chapter, and include area, occupancy separation, egress, etc
• NA
SECTION 1206 STRUCTURAL
Section 1206.1 General
Historic buildings shall comply with the provisions of Chapter 5, except that a code official shall be
authorized to accept existing floor and approve operational controls that limit the live load on any such
floor. Dangerous conditions shall be remedied.
• NA
END OF REPORT