DAWES - Code Review 2017-04-13Summary 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
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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.
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• 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.
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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
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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
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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)
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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.
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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:
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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.
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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.
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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.
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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 non-
required 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.
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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.
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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 R-
2 (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