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150917-CodeEval_Smith_PMoffices Ch. 34 Evaluation – 126 West Street, Smith College PM Offices 17 September 2015 Page 1 of 11 EXISTING BUILDING CODE EVALUATION IEBC 2009 with MA Amendments Date: 17 Sept 2015 By: Thomas RC Hartman, AIA Project Name – Proposed Scope The purpose of the project is to create three new spaces within an existing plan room for project manager’s offices. The current and existing layout of the space is approximately 100’ path of travel to an unenclosed stairwell that leads to the loading dock. The single means of egress is an enclosed stairwell that is approximately 145’ from the furthest corner of room 210. The building is sprinklered. Typically there are no visitors to this area of the building as the conference room is located directly across from the exit stair. We propose to add a pull station to the fire alarm at the top of the unenclosed staircase. See drawing A0.2 Exterior Scope Includes: • None Interior Scope Includes: • New partitions and doors • Mechanical system with ventilation • New finishes • New lighting, electrical and data EXISTING BUILDING Year Built unknown Architects unknown Floor Area (Whole Building): 59,861 sf (gross) basement- 18,974 sf 1st floor – 24,395 2nd floor – 16,492 # Stories two with a story below grade Note: Table 503 allows 19,000 sf and 3 stories before sprinkler bonus Work Area 1,439 sf Parcel # unknown Construction Type: 3B NO CHANGE Change to: Ch. 34 Evaluation – 126 West Street, Smith College PM Offices 17 September 2015 Page 2 of 11 Use Group Classification: B NO CHANGE Change to: Existing Occupancy Capacity: work area only = 1,439 sf @ 100 gsf per person = 14 people- no change, actual occupancy is 5 (three in the new spaces, and two existing) Reference: Table 1004.1.1 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 (8th Edition) Massachusetts Architectural Access Board Rules and Regulations 521 CMR 2009 International Existing Building Code with MA Amendments (IEBC) 2009 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 8th 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 402) Alteration – Level 1 (Section 403) – Level 2 (Section 404) – Level 3 (Section 405) Change of Occupancy (Section 406) Additions (Section 407) Historic Buildings (Section 408) Relocated Buildings (Section 409) Ch. 34 Evaluation – 126 West Street, Smith College PM Offices 17 September 2015 Page 3 of 11 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 the 2009 IEBC: • Chapter 1 • Chapter 6 • Chapter 7 Chapter 1: Scope and Administration – 2009 IEBC PART 1 – SCOPE AND APPLICATION Chapter 34- Section 101.5.4.0 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, and ventilation for the space under consideration and, where necessary, the entire building or structure and its foundation if impacted by the proposed work. • Proposed work does not adversely affect the existing conditions and new lighting, ventilation and cooling is being added accordingly. See the following narrative on the means of egress. Section 101.9 Cumulative effects of alterations, additions, or changes of occupancy on structural elements. • N/A. Cumulative effect is not required for consideration because all of the following six exceptions apply. No structural loading is altered from the existing conditions. PART 2 – ADMINISTRATION AND ENFORCEMENT Mass. Amendments: For administration and enforcement refer to 780 CMR 1 (2009 IBC). 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. • YES. Construction documents specifying the scope of addition of or change in fire protections systems shall be submitted to the building official. A manual pull station is electively being added. 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. Ch. 34 Evaluation – 126 West Street, Smith College PM Offices 17 September 2015 Page 4 of 11 Chapter 5: Repairs – 2009 IEBC SECTION 501 GENERAL Section 501.2 Conformance. The work shall not make the building less conforming than it was before the repair was undertaken. • N/A. No change to conformance. Section 501.3 Flood hazard areas. In flood hazard areas, repairs that constitute substantial improvement shall require that the building comply with Section 1612 of the IBC. • N/A. Scope of work is not considered a substantial improvement. SECTION 502 BUILDING ELEMENTS AND MATERIALS Section 502.2 New and replacement materials. Like materials permitted by the applicable codes for new construction shall be used, provided no dangerous or unsafe condition is created. • YES. New and replacement materials shall comply with 2009 IEBC – Section 502.2. Section 502.3 Glazing in hazardous locations. Replacement glazing in hazardous locations shall comply with safety glazing requirements of the IBC or IRC as applicable. • N/A Work area does not contain hazardous locations. SECTION 503 FIRE PROTECTION Repairs shall be done in a manner that maintains the level of fire protection provided. • N/A. No change to level of fire protection. A manual pull station is being added. SECTION 504 MEANS OF EGRESS Repairs shall be done in a manner that maintains the level of protection provided for the means of egress. • N/A. No change to existing egress. SECTION 505 ACCESSIBILITY Repairs shall be done in a manner that maintains the level of accessibility provided. • N/A. No change to accessibility. SECTION 506 STRUCTURAL Structural repairs shall be in compliance with Section 506 Structural. • N/A. No structural repairs included in scope of work and no dangerous conditions exist. SECTION 507 ELECTRICAL Existing electrical wiring and equipment undergoing repair shall be allowed to be repaired or replaced with like material. • YES. All new electrical work will conform to the Electrical Code. Ch. 34 Evaluation – 126 West Street, Smith College PM Offices 17 September 2015 Page 5 of 11 SECTION 508 MECHANICAL Existing mechanical systems undergoing repair shall not make the building less conforming than it was before the repair was undertaken. • N/A. No mechanical repairs, only new systems being added. SECTION 509 PLUMBING Plumbing materials and supplies shall not be used for repairs that are prohibited in the IPC. • N/A. No plumbing is included in the scope of work. Chapter 6: Alterations – Level 1 – 2009 IEBC SECTION 602 BUILDING ELEMENTS AND MATERIALS Section 602.1 Interior finishes. All newly installed interior wall and ceiling finishes shall comply with Chapter 8 IBC. • YES. Finishes shall comply with 2009 IBC. Section 602.2 Interior floor finish. New interior floor finish, including new carpeting, shall comply with Section 804 of IBC • YES. Floor finish shall comply with 2009 IBC. Section 602.3 Interior trim. All newly installed interior trim materials shall comply with Section 806 of IBC. • YES. Trim shall comply with 2009 IBC. Section 602.4 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 2009 IBC as well as all applicable International Codes. SECTION 603 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. A manual pull station is being added SECTION 604 MEANS OF EGRESS 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. Ch. 34 Evaluation – 126 West Street, Smith College PM Offices 17 September 2015 Page 6 of 11 SECTION 605 ACCESSIBILITY Section 605.1 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: [Amherst Assessment Ratio updated for 2014. To check this info go to http://www.mass.gov/dor/local-officials/assessor-info/equalized-valuations-eqv.html] Assessed Building Value (NIC land) $ 14,106,574 Northampton Assessment Ratio: divide by 0.97 Full and Fair Cash Value ( = Assessed Value/0.97) $ 14,542,860 30% of Full and Fair Cash Value $ 4,362,857 Value of Previous Work in Last Three Years $ 500,000 Value of Current Scope of Work $ 573,500 Total Cost of Work ( = Previous work + current scope) $ 573,500 Ch. 34 Evaluation – 126 West Street, Smith College PM Offices 17 September 2015 Page 7 of 11 ACCESSIBILITY REQUIREMENTS SUMMARY Is the Cost of Work less 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? NO The building does have an accessible public entrance and toilet room. OK. SECTION 606 STRUCTURAL Section 606.1 General. Where alteration work includes replacement of equipment that is supported by the building or where a reroofing permit is required, the provisions of this section shall apply. • N/A. Alteration work does not include replacement of building supported equipment or roofing requiring a permit. SECTION 607 ENERGY CONSERVATION Section 607.1 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. • N/A. Alteration work does not include changes in thermal envelope. Interior modifications only are proposed. • Note: The Stretch code does not apply to existing commercial buildings, see reference below. APPENDIX AA: STRETCH ENERGY CODE The Stretch Energy Code is the International Energy Conservation Code (IECC) 2009 with Massachusetts Amendments (780 CMR 115.AA). 101.1, 101.2, and 101.3 Replace as follows: 101.1 Title. This code shall be known as the Massachusetts Stretch Energy Code and shall be cited as such. It is referred to as “this code.” 101.2 Scope. This code applies to new residential buildings, renovations of or additions to existing residential buildings, new commercial buildings, and additions to existing commercial buildings. Renovations of existing commercial buildings, and replacement or reconstruction of existing commercial building components and elements, are not subject to the provisions of this code. Buildings not included in this scope shall comply with Chapter 13 or 34 of the International Building Code 2009 with Massachusetts Amendments (780 CMR 13.00 or 34.00) or for Single- and Two-family dwellings at 780 CMR 61.00, or 93.00, as applicable. Ch. 34 Evaluation – 126 West Street, Smith College PM Offices 17 September 2015 Page 8 of 11 Chapter 7: Alterations – Level 2 – 2009 IEBC SECTION 701 GENERAL Section 701.2 Alteration Level 1 compliance. In addition to the requirements of this chapter, all work shall comply with the requirements of Chapter 6. SECTION 702 SPECIAL USE AND OCCUPANCY 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 703 BUILDING ELEMENTS AND MATERIALS Section 703.1 Scope. Requirements of this section are limited to Work Areas of Level 2 alterations and shall apply beyond the Work Area when specified. Section 703.2 Vertical openings. 703.2.1 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. Alteration Work Area does not include vertical openings. 703.2.2 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. Alteration Work Area is not more than 50% of that floor area. 703.2.3 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. Alteration work area does not include stairways. Section 703.3 Smoke barriers. Smoke barriers in Group I-2 occupancies shall be installed where required by Sections 703.3.1 and 703.3.2. • N/A. Not a Group I-2 occupancy. Section 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 IBC. • YES. Finishes shall comply with 2009 IBC. 703.4.1 Supplemental interior finish requirements. Where the Work Area on any floor exceeds 50% of that floor area, Section 703.4 shall also apply to the interior finish in exits and corridors serving the Work Area throughout the floor. Ch. 34 Evaluation – 126 West Street, Smith College PM Offices 17 September 2015 Page 9 of 11 o N/A. Alteration Work Area is not more than 50% of that floor area. Section 703.5 Guards. Provide guards at all floor locations that are more than 30” above the floor or grade per IBC. • N/A. No floor locations are above 30”. SECTION 704 FIRE PROTECTION Section 704.1 Scope. Requirements limited to Work Area of Level 2 alterations, except as specified to apply throughout the floor. Section 704.2 Automatic sprinkler systems. Automatic sprinkler systems shall installed in accordance with the IBC. • N/A. Existing building is sprinklered. Section 704.3 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 704.4 Fire alarm and detection. An approved fire alarm system shall be installed. • N/A. A fire alarm system which includes pull station and heat detector at the kitchen currently exists and is fully functional. A manual pull station is being added as noted above. SECTION 705 MEANS OF EGRESS Section 705.1 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 705.2 General. • N/A. Work area for level 2 alterations does not include exits or corridors shared by more than one tenant. Section 705.3 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 705.3.1.1 and 705.3.1.2. • N/A. Work area for level 2 alterations does not include exits or corridors shared by more than one tenant. See commentary at the beginning of the report regarding the existing number of exits and provision to improve life safety by adding a pull station. Section 705.3.2 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. Ch. 34 Evaluation – 126 West Street, Smith College PM Offices 17 September 2015 Page 10 of 11 Section 705.3.3 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. Section 705.4 Egress Doorways. Egress doorways in any work area shall comply with Sections 705.4.1 through 705.4.5. • YES. Egress doorways shall comply with Sections 705.4.1 through 705.4.5 as stated below. Section 705.5 Openings in corridor walls. Openings in corridor walls in any Work Area shall comply with Sections 705.5.1 through 705.5.4. • YES. Openings shall comply with Sections 705.5.1 through 705.5.4. Section 705.6 Dead end corridors. Dead-end corridors in any Work Area shall not exceed 35 feet. (50 with Sprinklers in Group B) • N/A Work area does not include dead-end corridors. Section 705.7 Means of egress lighting. 705.7.1 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 2009 IBC 705.7.2 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 705.7.1. o N/A. Work Area does not exceed 50% of the floor area. o YES. Egress lighting to be provided in accordance with 2009 IBC Section 705.8 Exit signs. 705.8.1 Work Areas. Means-of-egress in all Work Areas shall be provided with exit signs in accordance with the IBC. o YES. Egress lighting to be provided in accordance with 2009 IBC at the exits and corridors. An exit sign is not required in the work area as only one means of egress is required from that space (less than 50 people). Ref: IBC 1011 exception 1. 705.8.2 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 705.8.1. o N/A. Work Area does not exceed 50% of the floor area. Section 705.9 Handrails. The requirements of Sections 705.9.1 and 705.9.2 shall apply to handrails from the Work Area floor to, and including, the level of exit discharge. 705.9.1 Minimum Requirement. Every required exit stairway that is part of the means of egress for any Work Area shall be provided with handrails for the full length of the run of steps on at least one side (or both sides when the egress width exceeds 66 inches). Ch. 34 Evaluation – 126 West Street, Smith College PM Offices 17 September 2015 Page 11 of 11 705.9.2 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 705.10 Guards. The requirements of Sections 705.10.1 and 705.10.2 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. 705.9.1 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. 705.9.2 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 706 ACCESSIBILITY To comply with Section 605 ACCESSIBILITY above. (Accessibility shall be in accordance with 521 CMR.) SECTION 707 STRUCTURAL Section 707.1 General. Structural elements and systems within buildings undergoing Level 2 alterations shall comply with this section. • N/A. Level 2 alteration work does not include structural elements and systems. SECTION 708 ELECTRICAL • New Electrical to comply with MA Electric Code. SECTION 709 MECHANICAL Section 709.1 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. • YES. Reconfigured spaces will be provided with mechanical or natural ventilation in accordance with the IMC. SECTION 710 PLUMBING • N/A- There is no plumbing in the scope of work. SECTION 711 ENERGY CONSERVATION Section 711.1 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 607 Energy Conservation above. END OF REPORT