daweshousereviewofegress
DAWES - Code Review by FACD.pdf
Summary of Building Code Requirements Existing Building Code Building Code of Massachusetts Eighth Edition Dawes House Renovations, Alterations and Change of Occupancy of, Smith College
8 Bedford Terrace, Northampton, MA By: Fitch Architecture & Community Design April 3, 2017 – first draft Dawes House – Code Review Page 2 Contents
Codes ..................................................................................................................................... 3 Existing Building Description ..........................
........................................................................ 3 Proposed Work ..............................................................................................................
......... 4 Basic Building Code Requirements for Existing Buildings ....................................................... 4 Work Area Compliance Method: ............................................
............................................. 4 Technical Requirements - EBCM Chapters 6, 7, 8 and 9 ........................................................ 4 Chapter 6: Level 1 Requirements
.......................................................................................... 4 602.4 - Materials and methods ...........................................................................
................. 5 603 - Fire Protection ........................................................................................................... 5 604 - Means of Egress .........................
............................................................................... 5 605 - Accessibility .................................................................................................
.............. 5 607 Energy Conservation .................................................................................................... 6 Chapter 7: Level 2 Requirements .......................
.................................................................... 6 701.3 Compliance ...............................................................................................................
6 703 Building Elements and Materials .................................................................................. 6 704 Fire Protection .......................................................
....................................................... 8 705 Means of Egress ..........................................................................................................
8 706 Accessibility ................................................................................................................10 708 Electrical and 102.2.2.5. Lighting and/or
Ventilation ....................................................11 709 Mechanical ..................................................................................................................11
711 Energy Conservation ...................................................................................................11 Chapter 8: Level 3 Alterations ........................................
......................................................12 803 Building Elements and Materials .................................................................................12 804 Fire
Protection .............................................................................................................12 805 Means of Egress .......................................................
..................................................13 806 Accessibility ................................................................................................................13
808 Energy Conservation ...................................................................................................13 Chapter 9 Change of Occupancy ..........................................
.................................................14 911 Other requirements .....................................................................................................14 912
Change of Occupancy Classification ...........................................................................14 Other Work Area Compliance Method Requirements ......................................
......................16 Plumbing Code - 248 CMR ....................................................................................................17 521 CMR - Architectural Access
Board..................................................................................18 3.1 Scope...................................................................................................
........................18 3.3 Existing Building ...........................................................................................................18 3.4 Change in Use ......................
.......................................................................................18 Dawes House – Code Review Page 3 Codes • Existing Building: Eighth Edition of the Existing
Building Code of Massachusetts (EBCM) consisting of: o 2009 Edition of the International Building Code o MA amendments to that code documented in Chapter 34 of the Eighth Edition of
the Massachusetts State Building Code (MSBC8). • New Construction: Eighth Edition of the Massachusetts State Building Code (MSBC8). • M.G.L. c. 148, s.26G for automatic fire suppression:
The law applies to “the construction of buildings, structures or addition or major modifications thereto which total in the aggregate, more than 7,500 gross SF permitted after 1.1.2010.
– not applicable (fire suppression in place) Existing Building Description Key characteristics of the existing building for purposes of this report may be summarized as follows: •
Construction type: Type VB, based on the building’s unrated, wood framed construction. • Building height: three stories with basement. • The building area: is o Footprint: approximately
3,720 sf o Aggregate area on all levels: approximately 11,830 sf. • Primary occupancy classification o Existing: PARITALLY SEPARATED MIXED USE (compliance alternatives previously
accepted by Building Commissioner for full separation) ▪ First Floor: • Use Group A-2: dining rooms • Use Group B: small assembly and administrative office ▪ Second and Third Floors
• Use Group R-2: former dormitory, not currently occupied o Proposed ▪ First Floor: • Use Group A-2: dining rooms • Use Group B: small assembly and administrative office ▪ Second
and Third Floors. • Use Group B: administrative offices – not open to public • Egress: o Existing ▪ Exit access corridors and aisles leading to doors to the exterior from the Basement
and First floor ▪ Unenclosed interior stairs from the Second and Third Floors. o Proposed ▪ New enclosed stair from third to second floor, leading to new exterior metal stair to grade.
• Fire Suppression: The building is sprinklered throughout. Dawes House – Code Review Page 4 • Fire Alarms: An existing fire detection and alarm system monitors the sprinkler waterflow
detector and smoke detectors providing selective coverage of the building. Proposed Work The scope of physical work in the building will include reconfiguration of the second and third
floors for business office occupancy. Basic Building Code Requirements for Existing Buildings Work Area Compliance Method: ..requires that repairs, alterations, additions, changes
in occupancy and relocated buildings shall comply with the applicable requirements of Chapters 4 through 12 of the code. As the work area (area being reconfigured) will be greater
than 50 percent of the 2nd and 3rd individual floor areas and also greater than 50% of the aggregate area of the building, the proposed project would normally be classified as a Level
3 alteration. In accordance with Section 405.2, the work shall comply with the provisions of Chapters 6, 7 and 8. And, as a result of the change of occupancy, the Dawes House is
subject to the requirements of Chapter 9. Technical Requirements - EBCM Chapters 6, 7, 8 and 9 Chapter 6: Level 1 Requirements 601.2 - Conformance An existing building or portion
thereof shall not be altered such that the building becomes less safe than its existing condition The proposed renovations will maintain the level of safety provided by the existing
means of egress and fire protection features by maintaining or improving the means of egress in reconfigured areas, maintaining the existing sprinkler system and maintaining the existing
fire detection and alarm system. In addition, a second means of egress shall be added from the second and third floors. 602.1 - Interior finishes All newly installed interior finishes
shall comply with the flame-spread requirements of the MSBC8 New carpeting used as an interior floor finish material shall comply with the radiant flux requirements of the International
Building Code. Dawes House – Code Review Page 5 Existing and new interior wall, ceiling and floor finishes in the work area do now and will continue to comply with the new code
requirements for Use Group B occupancy. Those provisions include requirements for Class B, B and C wall and ceiling finishes for enclosed exits, exit access corridors and individual
rooms or spaces respectively. Floor finishes in this sprinklered building are required to comply with the DOC FF-1 pill test. 602.4 - Materials and methods All new work shall comply
with materials and methods requirements in the Massachusetts Electrical Code, Massachusetts State Building Code, International Energy Conservation Code, International Mechanical Code,
and Massachusetts Plumbing Code, as applicable, that specify material standards, detail of installation and connection, joints, penetrations, and continuity of any element, component,
or system in the building. New work will comply with the MSBC8 provisions for new construction. 603 - Fire Protection Alterations shall be done in a manner that maintains the level
of fire protection provided. The existing level of fire protection will be maintained by updating the existing automatic sprinkler system and the separate fire alarm system as required
by the reconfiguration of the interior spaces of the building. 604 - Means of Egress Repairs shall be done in a manner that maintains the level of protection provided for the means
of egress. (604.1) and in accordance with 102.2.2.1 A previous unenclosed stair from the Second to First Floors was eliminated in consultation with building commissioner during the
First Floor Renovation, as the 2nd and 3rd levels would remain unoccupied until this proposed phase of work. The removed stair discharged through the entry lobby. The lack of separation
of the two stairs and the common discharge path meant they were not considered independent exits. Building Commission, Louis Hasbrouck, is requiring a second means of egress be created
in this phase of the project before 2nd and 3rd levels can be re-occupied. This will be done. 605 - Accessibility Accessibility requirements shall be in accordance with 521 CMR. Elevator
and platform lift installation requirements are per 524 CMR. See 521 CMR review at end of document Dawes House – Code Review Page 6 607 Energy Conservation (607.1) Level 1 alterations
to existing buildings or structures are permitted without requiring the entire building or structure to comply with the energy requirements of the International Energy Conservation
Code. The alterations shall conform to the energy requirements of the International Energy Conservation Code as they relate to new construction only. All new work including work on
mechanical systems and the building envelope will be in compliance with the IECC provisions for new construction. The IECC typically only requires that building elements that are new
or being altered shall comply with the IECC. For example, exterior walls and roofs are not required to be insulated unless the wall or roof cavity is exposed and then the requirement
is to simply fill the cavity with insulation, not to provide a specific insulation value. Chapter 7: Level 2 Requirements 701.3 Compliance All new construction elements, components,
systems, and spaces shall comply with the requirements of the Massachusetts State Building Code. Exceptions: 1. Windows may be added without requiring compliance with the light and
ventilation requirements of the Massachusetts State Building Code. 2. Newly installed electrical equipment shall comply with the requirements of Section 708. 3. The length of dead-end
corridors in newly constructed spaces shall only be required to comply with the provisions of Section 705.6. 4. The minimum ceiling height of the newly created habitable and occupiable
spaces and corridors shall be 7 feet (2134 mm). All new work will comply with the MSBC8 provisions for new construction. None of the exceptions in Section 701.3 will be utilized in
the project. 703 Building Elements and Materials 703.2.1 Existing vertical openings All existing interior vertical openings connecting two or more floors within the work area shall
be enclosed with approved assemblies having a fire-resistance rating of not less than 1 hour with approved opening protectives. Exceptions: 1. Where vertical enclosure is not required
by IBC 5. In Group B occupancies, a minimum 30-minute enclosure shall be provided to protect all vertical openings not exceeding three stories. This enclosure, or the enclosure specified
in 703.2.1 shall not be required in the following locations: 5.1 Buildings not exceeding 3,000 SF per floor 5.2 Buildings protected through by an approved automatic fire sprinkler system
The building is equipped with a sprinkler system, therefore no enclosure is required for the existing stair Dawes House – Code Review Page 7 703.2.2 Supplemental shaft and floor
opening enclosure requirements Where the work area on any floor exceeds 50 percent of that floor area, the enclosure requirements of Section 703.2 shall apply to vertical openings other
than stairways throughout the floor. (703.2.2, 912.7.2) The work areas on the individual floors exceeds 50% of the area of those floors. Therefore, upgrading of existing conditions
related to vertical openings is required by the provisions of Chapter 7. 703.2.3 Supplemental stairway enclosure requirements Where the work area on any floor exceeds 50 percent 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 the MSBC8 or the International Fire Code. (703.2.3, 912.7.2) The work areas on the individual floors exceeds
50% of the area of those floors. Therefore, upgrading of existing conditions related to vertical openings is required by the provisions of Chapter 7. 703.4 Interior finish The interior
finish of walls and ceilings in exits and corridors in any work area shall comply with the requirements of the International Building Code. Exception: Existing interior finish materials
that do not comply with the interior finish requirements of the International Building Code shall be permitted to be treated with an approved fire-retardant coating in accordance with
the manufacturer’s instructions to achieve the required rating. (703.4, 912.3) Where the work area on any floor exceeds 50 percent of the floor area, Section 703.4 shall also apply
to the interior finish in exits and corridors serving the work area throughout the floor. Interior wall, ceiling and floor finishes throughout the work area will comply with MSBC8
requirements for new construction. For the upper levels (B-Use), the interior finish provisions in MSBC8 Table 803.9 require Class B interior finish within enclosed exits, Class C
interior finish in corridors and Class C or better interior finish in rooms or enclosed spaces of this sprinklered building. 703.5 Guards Every portion of a floor in the work area,
such as a balcony or a loading dock, that is more than 30 inches (762 mm) above the floor or grade below and is not provided with guards, or those in which the existing guards are judged
to be in danger of collapsing, shall be provided with guards. (703.5.1, 912.4.5) (16) Where there are no guards or where existing guards must be replaced, the guards shall be designed
and installed in accordance with the Massachusetts State Building Code. (703.5.2, 912.4.5) Dawes House – Code Review Page 8 Existing guards are provided at locations where required
by the code for new construction and existing guards are structurally adequate. No new guards will be required in the building except on the new exterior porch. 704 Fire Protection
Supervision of the fire sprinkler systems is required by this section in accordance with Chapter 9 of the MSBC8. (704.2.5) Maintain the existing fire standpipe system, if any. (704.3)
Maintain the existing fire detection and alarm system. (704.4) The existing sprinkler system will be maintained and modified as required by reconfiguration of the existing building.
A fire standpipe system is not presently provided in the building and is not required. The existing fire alarm system provided to monitor the existing waterflow and smoke detectors
and to support fire alarm devices throughout the building will be maintained. 705 Means of Egress The following conditions shall be corrected in all existing buildings: (102.2.2.1,
912.4.1) 1. Less than the number of means of egress serving every space and/or story, required by Chapter 10 of MSBC8; 2. Any required means of egress component, which is not of sufficient
width to provide adequate exit capacity in accordance with section 1005.1 of the MSBC8; 3. Any means of egress which is not so arranged as to provide safe and adequate means of egress,
including exit signage and emergency lighting in accordance with Chapter 10 of the MSBC8. The Second and Third Floors of this building require a minimum of two exits that are acceptable
to the authority having jurisdiction. The proposed arrangement of one unenclosed stair serving the Second and Third Floors does not satisfy these minimum requirements, therefore a second
means of egress is being added. 705.4 Egress Doorways: 705.4.1.1 Occupant Load and Travel distance In any work area, all rooms and spaces having an occupant load greater than 50 or
in which the travel distance to an exit exceeds 75 feet (22 860 mm) shall have a minimum of two egress doorways. Exceptions: 2. Where the work area is served by a single exit in accordance
with Section 705.3.1.1. Dawes House – Code Review Page 9 There will be no individual rooms, on the second and third floors, having occupant loads greater than 50 persons or in which
the travel distance to an exit exceeds 75 feet. 705.4.2 Door swing In the work area and in the egress path from any work area to the exit discharge, all egress doors serving an occupant
load greater than 50 shall swing in the direction of exit travel. Where the work area exceeds 50 percent of the floor area, door swing shall comply with Section 705.4.2 throughout
the floor. There will be no doors, on the 2nd and 3rd floors, serving an occupant load of 50 or more persons. 705.4.3 Door closing In any work area, all doors opening onto an exit
passageway at grade or an exit stair shall be self-closing or automatically closing by listed closing devices. Exceptions: 1. Where exit enclosure is not required by the MSBC8. Where
the work area exceeds 50 percent of the floor area, doors shall comply with Section 705.4.3 throughout the exit stair from the work area to the level of exit discharge. Any doors
that open into the new egress stair will comply. A requirement for enclosure of the existing stairs would require compliance. 705.4.4 Panic Hardware In any work area, and in the egress
path from any work area to the exit discharge, in buildings or portions thereof of Group A assembly occupancies with an occupant load greater than 100, all required exit doors equipped
with latching devices shall be equipped with approved panic hardware. There are and will continue to be no places of assembly with an occupant load greater than 100 persons in the
building. Therefore, the requirements (Section 705.4.4) are not applicable to the current project. 705.6 Dead-end corridors Dead-end corridors in any work area shall not exceed 35
feet (10 670 mm). Exceptions: 2. In other than Group A and H occupancies, the maximum length of an existing dead-end corridor shall be 70 feet (21 356 mm) in buildings equipped throughout
with an automatic sprinkler system installed in accordance with MSBC8. 4. In other than Group A and H occupancies, the maximum length of an existing, newly constructed, or extended
dead-end corridor shall not exceed 50 feet (15 240 mm) on floors equipped with an automatic sprinkler system installed in accordance with the MSBC8. There will be no dead-end corridors
in excess of 50 feet in the building. 705.7 Means-of-Egress lighting: Dawes House – Code Review Page 10 Means of egress in all work areas shall be provided with artificial lighting
in accordance with the requirements of the MSBC8. Where the work area on any floor exceeds 50 percent of that floor area, means of egress throughout the floor shall comply with Section
705.7.1. Artificial lighting as required by the code for new construction is provided in the means of egress of the building. 705.8 Exit signs: Means of egress in all work areas
shall be provided with exit signs in accordance with the requirements of the MSBC8. Where the work area on any floor exceeds 50 percent of that floor area, means of egress throughout
the floor shall comply with Section 705.8.1. Exit signs as required by the code for new construction will be provided in the throughout the building 705.9 Handrails Every required
exit stairway that is part of the means of egress for any work area and that has three or more risers and is not 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. All exit stairways with a required egress width
of more than 66 inches (1676 mm) shall have handrails on both sides. Given any future requirement for full compliance with the Access regulations (521 CMR), based on public vs. private
use, complying handrails may ultimately be required on all existing stairs except those for which formal variance from the MAAAB are requested and granted. Therefore the project includes
a second (AAB) code compliant handrail to be added on the outside wall of the existing stair. 705.10 Guards Every open portion of a stair, landing, or balcony that is more than 30
inches (762 mm) above the floor or grade below and is not provided with guards, or those portions in which existing guards are judged to be in danger of collapsing, shall be provided
with guards. [New] Guards required in accordance with Section 705.10.1 shall be designed and installed in accordance with the MSBC8. (705.10.2) Existing guards at the floor openings
for stairs should be considered acceptable by the cited sections of Chapter 7 and may continue in service. No action should be required. 706 Accessibility Accessibility requirements
shall be in accordance with 521 CMR. Elevator and platform lift installation requirements are per 524 CMR. See 521 CMR review at end of document Dawes House – Code Review Page
11 708 Electrical and 102.2.2.5. Lighting and/or Ventilation In any existing building, or portion thereof, in which (a) the lighting or ventilation do not meet the applicable provisions
in Chapter 12 of the EBCM, and (b) which, in the opinion of the building official, are dangerous, or hazardous, to the health and safety of the occupants, the building official shall
order the abatement of such conditions to render the building or structure occupiable or habitable as applicable for the posted use and occupant load. In enforcing the provisions of
this section the building official may require or accept engineering or other evaluations of the lighting and/or ventilation systems in order to evaluate possible dangerous or hazardous
conditions and acceptable solutions. Where full compliance with 780 CMR for new construction is not practical for structural and/or other technical reasons, the building official may
accept compliance alternatives, or engineering or other evaluations, which adequately address the building or structure livability for the posted use and occupant load. (102.2.2.5,
911.1) Lighting and ventilation will not be dangerous or hazardous to the health and safety of building occupants. Therefore, no specific action is required under the provisions of
Section 102.2.2.5. 709 Mechanical 709.1, 909.1 All reconfigured spaces intended for occupancy and all spaces converted to habitable or occupiable space in any work area shall be provided
with natural or mechanical ventilation in accordance with the International Mechanical Code. Exception: Existing mechanical ventilation systems shall comply with the requirements of
Section 709.2. (709.2, 909.1) In mechanically ventilated spaces, existing mechanical ventilation systems that are altered, reconfigured, or extended shall provide not less than 5 cubic
feet per minute (cfm) (0.0024m3/s) per person of outdoor air and not less than 15 cfm (0.0071 m3/s) of ventilation air per person; or not less than the amount of ventilation air determined
by the Indoor Air Quality Procedure of ASHRAE 62. Existing exterior wall window openings probably satisfy the Code’s requirements for natural ventilation. New kitchenettes, toilet
rooms and copy area will be provided with new exhaust ventilation. 711 Energy Conservation Level 2 alterations to existing buildings or structures are permitted without requiring the
entire building or structure to comply with the energy requirements of the International Energy Conservation Code. The alterations shall conform to the energy requirements of the International
Energy Conservation Code as they relate to new construction only. Dawes House – Code Review Page 12 All new building systems and features including mechanical and electrical systems
and new windows, exterior walls and roof assemblies will comply with the IECC requirements for new construction. Existing building systems and features that are not being altered are
not required to be upgraded. Chapter 8: Level 3 Alterations 803 Building Elements and Materials 803.1, 912.7.2 Existing shafts and vertical openings. Existing stairways that are
part of the means of egress shall be enclosed in accordance with Section 703.2.1 from the highest work area floor to, and including, the level of exit discharge and all floors below.
The building is equipped with a sprinkler system, therefore no enclosure is required for the existing stair per 703.2.1, Exception 5 for Group B use. 803.3 Interior finish Interior
finish in exits serving the work area shall comply with Section 703.4 between the highest floor on which there is a work area to the floor of exit discharge. Interior wall, and ceiling
finishes in the work area will comply with the new code requirements for Class B, C and C or better interior finish in exit enclosures, exit access corridors and rooms or enclosed spaces
respectively. 804 Fire Protection 804.1 Automatic sprinkler systems Automatic sprinkler systems shall be provided in all work areas when required by Section 704.2 or this section.
In addition to the requirements in section 804, automatic sprinkler systems may be required in buildings undergoing major alterations per section 102.2.1.1. Automatic sprinkler protection
is currently provided throughout this building. That system will be maintained and upgraded as required by physical reconfiguration of the building. 804.2 Fire alarm and detection
systems Fire alarm and detection systems complying with Sections 704.4.1 and 704.4.3 shall be provided throughout the building in accordance with the International Building Code Where
required by the International Building Code, a manual fire alarm system shall be provided throughout the work area. Alarm notification appliances shall be provided on such floors and
shall be automatically activated as required by the International Building Code. Exceptions: Where required by the International Building Code for new buildings, automatic fire detection
systems shall be provided throughout the work area. Dawes House – Code Review Page 13 The existing fire detection and alarm system that includes manual pull stations, smoke detectors
providing limited coverage, waterflow detectors and audible and visual alarms will be maintained. Although smoke detectors would not be required in new construction of a building of
Use Group A-2 or B occupancy, the existing smoke detection system will be maintained as it was used as a compliance alternative in the previous project. 805 Means of Egress 805.1
The means of egress shall comply with the requirements of Section 705 except as specifically required in Sections 805.2 and 805.3. 805.2 Means of Egress Lighting Means of egress from
the highest work area floor to the floor of exit discharge shall be provided with artificial lighting within the exit enclosure in accordance with the requirements of the International
Building Code. 805.3 Exit signs Means of egress from the highest work area floor to the floor of exit discharge shall be provided with exit signs in accordance with the requirements
of the International Building Code. (805.3) Exit signage and lighting as required by the code for new construction will be provided in the means of egress of the entire building.
806 Accessibility A building, facility or element that is altered shall comply with Sections 605 and 706. Accessibility requirements shall be in accordance with 521 CMR. Elevator
and platform lift installation requirements are per 524 CMR. See 521 CMR review at end of document 808 Energy Conservation Level 3 alterations to existing buildings or structures
are permitted without requiring the entire building or structure to comply with the energy requirements of the International Energy Conservation Code. The alterations shall conform
to the energy requirements of the International Energy Conservation Code as they relate to new construction only. (808.1) All new building systems and features including mechanical
and electrical systems and new replacement windows, exterior walls and roof assemblies will comply with the IECC requirements for new construction. Existing building systems and features
that are not altered will not be upgraded. Dawes House – Code Review Page 14 Chapter 9 Change of Occupancy 911 Other requirements 911.1 Light and Ventilation Light and ventilation
shall comply with the requirements of the Massachusetts State Building Code for the new occupancy. The renovated spaces will be provided with light and ventilation as required for
new construction of Use B spaces. The renovated spaces will be provided with operable windows as required for natural ventilation of Use Group B spaces. 912 Change of Occupancy Classification
Fire Protection Systems An automatic fire sprinkler system shall be provided based on the new occupancy in accordance with Chapter 9 of the Massachusetts State Building Code. The
area threshold for a requirement for sprinkler protection in a building of Use Group A-2 is an aggregate area of 5,000 square feet on all levels of the building. Therefore, the existing
automatic sprinkler protection is required by Section 912.2.1. 912.2.2 A fire alarm and detection system shall be provided based on the new occupancy in accordance with Chapter 9
of the Massachusetts State Building Code. A fire alarm system is required in the building in accordance with MSBC8 Section 903.4.2 to provide occupant notification devices activated
by the waterflow detector of the sprinkler system. The existing system will be maintained to monitor existing system connected manual pull stations, smoke detectors and waterflow detector.
The smoke detectors of the existing fire detection and alarm system are nonrequired devices. The presence of the non-required smoke detection system were kept in previous project as
a compliance alternative for full Mixed-use separation required for Height and Area requirements. 912.3 The interior finish of walls and ceilings shall comply with the requirements
of the Massachusetts State Building Code for the new occupancy classification. The existing interior finish materials will comply with the MSBC8 requirements for new construction.
912.4 Means of Egress 912.4.2 When a change of occupancy classification is made to an equal or lesser hazard category (higher number) as shown in Table 912.4, existing elements of
the means of egress shall comply with the requirements of EBCM Section 805 for the new occupancy classification. Newly constructed or configured means of egress shall comply with the
requirements of Chapter 10 of the Massachusetts State Building Code. Dawes House – Code Review Page 15 Exception: Any stairway replacing an existing stairway within a space where
the pitch or slope cannot be reduced because of existing construction shall not be required to comply with the maximum riser height and minimum tread depth requirements. On the Second
and Third Floors, the change in occupancy from Use Group R-2 (means of egress hazard category 3) to Use Group B (means of egress hazard category 4) would be to a lower hazard category
(higher number)., therefore need to comply with 805 (see above). 912.4.3 Egress capacity shall meet or exceed the occupant load as specified in the Massachusetts State Building Code
for the new occupancy. The egress capacity of the single stair from the upper floors and doors directly to the exterior from the First Floor provides sufficient capacity for the occupant
loads of the individual floors and the building as a whole. The required 2nd stair supplements this capacity. 912.4.4 Handrails Existing stairways shall comply with the handrail requirements
of EBCM Section 705.9 in the area of the change of occupancy classification. 912.4.5 Guards Existing guards shall comply with the requirements in Section 705.10 in the area of the
change of occupancy classification. 912.5 Height and Area 912.5.2 When a change of occupancy classification is made to an equal or lesser hazard category as shown in Table 912.5,
the height and area of the existing building shall be deemed acceptable. The height and area were deemed to be acceptable in the previous phase of work for A-2 occupancy on the First
Floor despite full separation with the floors above, as a compliance alternative was created and accepted. A separation was provided as a combination of the wall enclosure of the Entry
Hall and Conference Room and at the plane of the Second Floor above the Use Group A-2 dining rooms and kitchens. On the Second and Third Floors, the change in occupancy from Use Group
R-2 (hazard category 2) to Use Group B (hazard category 4) would be to a lower hazard category (higher number). 912.6 Exterior Wall fire-resistance ratings 912.6.2 When a change of
occupancy classification is made to an equal or lesser hazard category as shown in Table 912.6, existing exterior walls, including openings, shall be accepted. The change on the Second
and Third Floors is from Use Group R-2 (exterior wall hazard category 3) to Use Group B (exterior wall hazard category 3), allowing the new use of the building without further compliance
with the new construction exterior wall requirements of the MSBC8. Dawes House – Code Review Page 16 912.7 Enclosure of vertical shafts 912.7.2 Stairways: When a change of occupancy
is made to a higher hazard category…interior stairways shall be enclosed as required by IBC ( MSBC8) Not applicable: The change on the Second and Third Floors is from Use Group R2
(egress hazard category 3) to Use Group B (egress hazard category 4), allowing the new use of the building without further compliance with the section. 912.8 Accessibility Accessibility
requirement shall be in accordance with 521 CMR. (912.8) See 521 CMR review at end of document Other Work Area Compliance Method Requirements The “Work Area Compliance Method” requires
that repairs, alterations, additions, changes in occupancy and relocated buildings shall comply with the applicable requirements of Chapters 4 through 12 of the code. The provisions
of Chapter 4 (classification of work), Chapter 6 (Level 1 alterations), Chapter 7 (Level 2 alterations), Chapter 8 (Level 3 alterations) and Chapter 9 (change of occupancy) except those
requirements related to the structural system have been summarized above. Requirements concerning the structural system for Levels 1, 2 and 3 work are provided in Sections 606, 707
and 807. Those sections are modified by the MSBC8 amendments of the IEBC. Those requirements are addressed on the project’s structural plans. The applicability of the requirements
of the other chapters of the Work Area Compliance Method are summarized below: • Chapter 5 concerning repairs will be applicable to existing building features that are to be simply
maintained as part of the current project. • Chapter 10 concerning additions is not applicable as the building is not to be expanded. • Chapter 11 is not applicable as the building
is not recognized as a historic building in state and federal registries. • Chapter 12 is not applicable as the building is not be moved or relocated. Dawes House – Code Review
Page 17 Plumbing Code - 248 CMR The building shall be provided with sufficient separate toilet fixtures for the anticipated population. Calculations 2nd and 3rd floor: 2,880 + 1,636
= 4,516 gross SF / 100 business = 45 occupants = 23 per gender (except not really at Smith College) Female Toilets: 1/20 2 Male Toilets: 1: 25 1 Female Toilets: 1/20 2 required
and provided Male Toilets: 1: 25 1 required and provided Service Sinks: 1 per floor i. Employee Toilet Facilities: 1. In each establishment…there shall be separate toilet facilities
for male and female employees. m. Handicap Toilet Facility\ies: 1. conform with 521 CMR 30.0 3. Unisex may be allowed, variance is not required if men’s and women’s toilet facilities
are met…unisex toilet may be counted only one time… Toilet Requirements shall be met with 2 new accessible toilet rooms on the 2nd floor and one accessible toilet room on the third
floor. Dawes House – Code Review Page 18 521 CMR - Architectural Access Board 3.1 Scope 3.3 Existing Building 3.3 All…alterations…of exiting public buildings…shall be governed
by …521 CMR. An accessible route and entrance, were created in the previous project in addition to making the first floor fully accessible including public toilet rooms. An application
for a variance was submitted (April 22, 2016) and approved to permit omission of an elevator in the building. The variance was granted under the following conditions: 1. Space [be]
reserve[d] on the first floor to accommodate the future installation of a vertical wheelchair lift, limited use limited access elevator LULA or elevator if the 2nd and 3rd floor are
re-opened for public use.” 2. a floor plan showing the space for [lift] is provided for the Board for its records. As the upper levels will not be made “open to the public” in this
project, the upper levels do not need to be made accessible at this time. However, a space has been located for a “future lift” should the use change. 3.3.2 If the work to be
performed, including the exempted work, amounts to 30% of more…the entire building is required to comply Value of building, based on Insurance Companies Replacement Cost: $3,025,730
is the current building value (as of 4/5/17) As the accumulated building project costs over a 36-month period exceeds 30% of the assessed value of the building, the new work being
done on public areas is required to comply with 521 CMR. The 2nd and 3rd floors shall not be open to the public. In the rare occasion when the administrators (with upper levels offices)
need to meet with the public, a conference room on the accessible First Floor shall be available by reservation. 3.4 Change in Use When the use of a building changes from a private
use to one that is open to and used by the public…an accessible entrance must be provided. To address any future changes to building use (specifically changing it from private to public
use), the following changes will be made during this project • Two toilet rooms on 2nd floor shall be made fully accessible • One toilet room on the 3rd floor shall be made fully accessible
Dawes House – Code Review Page 19 • All new doors into existing or new spaces shall be fully accessible per Section 26 Doors and Doorways • The new egress stair shall meet Section
27 Stairs • Future lift will be design to meet Section 28 Elevators • In addition, the following requirements will be addressed: o Section 36 Drinking Fountains o Section 39 Controls
o Section 40 Alarms o Section 41 Signage
170410 DAWES EGRESS PLANS FOR LOU.pdf 170406 PLANS
110 Pulpit Hill Road Amherst, Ma 01002 413-549-5799 Fax: 413-549-7918 www.facdarchitects.com DAWES HOUSE SMITH COLLEGE 8 BEDFORD TERRACE NORTHAMPTON, MA REVISIONS: DATENUMBER APRIL
6, 2017 FIRST FLOOR PLAN A-1.1 PROGRESS PRINT NOT FOR CONSTRUCTION PROGRESS PRINT NOT FOR CONSTRUCTION HOME COMMUNITY PLANET FITCH ARCHITECTURE & COMMUNITY DESIGN110 Pulpit Hill
Road Amherst, Ma 01002 413-549-5799 Fax: 413-549-7918 www.facdarchitects.com DAWES HOUSE SMITH COLLEGE 8 BEDFORD TERRACE NORTHAMPTON, MA REVISIONS: DATENUMBER APRIL 6, 2017 FIRST
FLOOR PLAN A-1.1 PROGRESS PRINT NOT FOR CONSTRUCTION PROGRESS PRINT NOT FOR CONSTRUCTION HOME COMMUNITY PLANET FITCH ARCHITECTURE & COMMUNITY DESIGN 9'-10.5" 29'-11" ELECTRIC LINES
ENTER BUILDING THIS CORNER APPROX LOCATION OF UTILITY POLE - CONFIRM UP EXISTING HOT TABLE TO REMAIN EXISTING SERVICE TABLE TO REMAIN DINING A 107 DINING B 108 KITCHENETTE 111 WOMEN'S
ACCESSIBLE TOILET 110 COMMERCIAL KITCHEN 101 EXPANDED COMMERICIAL KITCHEN 102 MEN'S ACCESSIBLE TOILET 104 MOP 105 SERVERY 106 UNISEX ACCESSIBLE TOILET 114 WOMEN'S TOILET 113 STAFF TOILET
112 CENTRAL HALL 109 BACK HALL 103 DINING ENTRY EXISTING YARD DRAIN 183.42 183.73 EXISTING BEAMS ABOVE 186.23 EXISTING SERVICE TABLE TO REMAIN CASED OPENING EXISTING REF TO REMAIN EXISTING
REF TO REMAIN CLOSET CLOSET SOFFIT ABOVE TRASH ENCLOSURE APPROX. OPENING AT CEILING BOXED BEAM CEILING IS OPEN ALL THE WAY TO THIRD FLOOR CEILING UP 117 100C1 EXISTING EXIT SIGN FE
PS 116 EXISTING COLUMNS, TYP EXISTING DOWNSPOUT CONNECTED TO UNDERGROUND DRAINAGE SYSTEM EXISTING DOWNSPOUT CONNECTED TO UNDERGROUND DRAINAGE SYSTEM 100S1 3,628 TOTAL SF - FIRST FLOOR
4848 SF FOOTPRINT INCLUDING PORCHES 6'-11 3/4" LARGE SPRINKLER RISER1-LIFT-ALT1 1-17-ALT1 EXTERIOR EGRESS STAIR UP REPAIR CEILING DAMAGE TRIM PULLED FROM WALL OPEN CAVITY AND REPAIR
WATER DAMAGE ADD NEW HANDRAIL WITH EXTENSIONS EXISTING DOWNSPOUT, CONNECTED TO UNDERGROUND DRAINAGLE SYSTEM, TYP. -FUTURE LIFT TO SECOND FLOOR -DEMO WALL FOR NEW DOOR LOCATION AND LIFT
-RELOCATE DOOR -REMOVE RADIATOR -RELOCATE FIRE EXTINGUISHER PIPE EXISTING BEAM ABOVE DROPPED CEILING EXISTING SLOPED WALKWAY DN EXISTING SLOPED WALKWAY UP UP H/S POSSIBLE LOCATION OF
POST FROM ABOVE FIRST FLOOR PLAN Scale: 1/4" = 1'-0" 2 FIRST FLOOR WITH FUTURE LIFT TO SECOND FLOOR E2-09 E2-07A E2-11 E2-11-C E2-02 E2-03 E2-07 E2-10-C E2-10 E2-01 E2-08-C DN UP NEW
HANDRAILS BIG PIPE 3'-6" 1'-6" 7'-1 1/2" +/3'-6" 1'-6" 9'-4" 7'-10.5" CONSIDER DEMOING PROBLEMATIC ROOF & BAY 206 207 209 200T1 2-LIFT-ALT1 2-08-ALT1 2-T2 UP CONTROLS 2-T1 2-00 2-J1
OUT 9'-4" 9'-4" 9'-4" 7'-10.5" WALL BULGE FIREPLACE W/ NICE MANTEL 1,734 SF NOT INCLUDING TOILETS 210 sf +/- BATHROOMS CONVERTED TO OFFICE USE 2880 SF +/- / 100 GROSS = 29 OCCUPANTS
3,014 TOTAL SF - SECOND FLOOR FIXED WINDOW FOR DAYLIGHTING? 2-00-X ROTATE OR REPLACE RADIATOR MAILBOXES ABOVE COUNTER TRASH/ RECYCLING 2-J2 EXISTING SOFFIT RECYCLING PARTITION WALL
(NOT FIXED) REMOVE FLOOR UNDERLAYMENT REPAIR OR REPLACE FLOOR SHEATHING BELOW AS NEEDED EXISTING ACCESS PANEL, NEW LADDER IS THERE A CHASE HERE? DN TO GRADE 200S1 200S4 200C1 207A 208
210 211 204 205 200C3 201 202 203 200T2 200C2 200J1 200J2 H/S H/S -FUTURE LIFT FIRST TO SECOND FLOOR -DEMO WALL FOR NEW DOOR LOCATION AND LIFT -RELOCATE DOOR TO ROOM POST ASSUMED AT
CORNER H/S 200S2 PROBABLE STRUCTURAL BEAM @ CHANGE IN ROOF STRUCTURE 8'-1" FILL IN WINDOW NEXT TO STAIR REPAIR WINDOW TIME CLOCKS FOR EXHAUST FANS SECOND FLOOR PLAN Scale: 1/4" = 1'-0"2
110 Pulpit Hill Road Amherst, Ma 01002 413-549-5799 Fax: 413-549-7918 www.facdarchitects.com DAWES HOUSE SMITH COLLEGE 8 BEDFORD TERRACE NORTHAMPTON, MA REVISIONS: DATENUMBER APRIL
6, 2017 SECOND FLOOR PLAN A-1.2 PROGRESS PRINT NOT FOR CONSTRUCTION PROGRESS PRINT NOT FOR CONSTRUCTION HOME COMMUNITY PLANET FITCH ARCHITECTURE & COMMUNITY DESIGN110 Pulpit Hill
Road Amherst, Ma 01002 413-549-5799 Fax: 413-549-7918 www.facdarchitects.com DAWES HOUSE SMITH COLLEGE 8 BEDFORD TERRACE NORTHAMPTON, MA REVISIONS: DATENUMBER APRIL 6, 2017 SECOND
FLOOR PLAN A-1.2 PROGRESS PRINT NOT FOR CONSTRUCTION PROGRESS PRINT NOT FOR CONSTRUCTION HOME COMMUNITY PLANET FITCH ARCHITECTURE & COMMUNITY DESIGN SECOND FLOOR E3-05E3-06 E3-S3
DN 3-A 3-C E3-06-C E3-03-C2 E3-03-C1 E3-04-C13-B 3-B 8'-8.5" 8'-7.5" 7'-6.5" 2'-11" 2'-11" 7'-6.5" 5'-9" 8'-7.5" LINE OF FIRST FLOOR EXTERIOR WALL BELOW E3-04E3-03 REPLACE TRANSLUCENT
SASHES @ FORMER BATHROOM NICER WINDOW TO REFLECT GREATER VISIBILITY E3-J2 LINE OF BREAK IN CEILING 1636 INTERIOR SF / 100 GROSS = 1,831 TOTAL SF 3-S2 3-J3 DN NEW STAIR FROM 3RD TO
2ND LEVELS, IN NARROW GABLE CONFIRM HEADROOM FOR PRECISE LOCATION DEMO EXISTING CHIMNEY 300T1 DN E3-05-C E3-01 8'-7.5"5'-9" 8'-7.5" CONTROLS 3-T1 3-J1 301 300C1 302 300C2 300J2 300J1
305306 303 304 300J3 REPLACE WITH SHORTER WINDOW ROOF "WELL" BELOW WINDOWS H/S REPAIR CEILING AT BASE OF VALLEY 300S3 NEW HANDRAILS FE THIRD FLOOR PLAN Scale: 1/4" = 1'-0" 1 110 Pulpit
Hill Road Amherst, Ma 01002 413-549-5799 Fax: 413-549-7918 www.facdarchitects.com DAWES HOUSE SMITH COLLEGE 8 BEDFORD TERRACE NORTHAMPTON, MA REVISIONS: DATENUMBER APRIL 6, 2017
THIRD FLOOR PLAN A-1.3 PROGRESS PRINT NOT FOR CONSTRUCTION PROGRESS PRINT NOT FOR CONSTRUCTION HOME COMMUNITY PLANET FITCH ARCHITECTURE & COMMUNITY DESIGN110 Pulpit Hill Road Amherst,
Ma 01002 413-549-5799 Fax: 413-549-7918 www.facdarchitects.com DAWES HOUSE SMITH COLLEGE 8 BEDFORD TERRACE NORTHAMPTON, MA REVISIONS: DATENUMBER APRIL 6, 2017 THIRD FLOOR PLAN
A-1.3 PROGRESS PRINT NOT FOR CONSTRUCTION PROGRESS PRINT NOT FOR CONSTRUCTION HOME COMMUNITY PLANET FITCH ARCHITECTURE & COMMUNITY DESIGN THIRD FLOOR