23A-080 31mainstflorencekeiteroffices
Initial Construction.pdf
Keiter Office Expansion code review.pdf Coopers
Code Review ESTES Architecture + Design, LLC Northampton, MA 01062 1 of 4 CODE REVIEW March 12, 2017 Cooper’s Corner Keiter Office Expansion 31 Main Street Florence, MA Applicable Build
ing Code: MA 780 CMR Eighth Addition IBC, IEBC International EXISTING Building Code, 2009 ZONING DISTRICT: GB (General Business) Proposed Renovations: Project Description: • Expand office space into
current residential apartment. Renovate finishes and relocate partition locations. • Use Groups: B (Business) Use Group. • The current level of safety or sanitation will NOT be reduced and the por
tions altered shall conform to the requirements of the IBC, including interior finishes, interior floor finishes, and interior trim. Construction Type • 3B, Brick exterior walls, combustible framing
. Valuation of Project: • This project’s construction costs are: $48,000 • The assessed value of the building is: $719,350 • The cost of the project is 6.7% of the assessed valuation. Areas The tot
al building area is 9,696 square feet. The proposed renovated work area is: 1 story, 920 square feet Existing Building Areas by floor: Basement: 3,182 sf 1st floor: 3,997 sf 2nd floor:
2,517 sf Total: 9,696 sf According to the IEBC this renovation is being reviewed as: Work Area Method, Chapter 4. Applicable Sections are: Chapter 6- Alterations Level 1- New finishes and fix
tures Code Review ESTES Architecture + Design, LLC Northampton, MA 01062 2 of 4 Chapter 7- Alterations Level 2 - New construction. Work Area Method Calculations The total building area is 9,
696 square feet. The existing renovated space is 1 story, 920 square feet The work area is less than 9.5% of the aggregate area of the building. The work area comprises less than 50% of aggregate are
a of the building; therefore this is not a level 3-alteration project. IEBC section 405) The work area includes reconfiguration of the space and the reconfiguration of systems (HVAC, electrical). Mos
t of this project will be classified as a level 1 project. The alterations will follow level 1 guidelines. Level 1 work requirements: The removal and replacement or the covering of existing materia
ls, elements, equipment or fixtures using new materials, elements, equipment or fixtures that serves the same purpose This Project will have new interior walls, doors, finishes, and lighting. IBC 5
08.4 Required separation of Occupancies. No fire separation required between Group B (Business) and Group M (Mercantile) IBC 602.1 Interior finishes: All newly installed wall and ceiling finishes sh
all comply with the IBC. IBC 603 Fire Protection: Alterations shall be done in a manner that maintains the level of fire protection provided. This Project will not affect the level of fire protecti
on that is currently provided. IBC 701.3 Compliance New electrical equipment must comply with section 708 IBC 903.2 Automatic Sprinkler Thresholds < 12,000 sq feet in mixed use Mercantile/ Busines
s. No sprinkler required. IBC 1003.2 Ceiling Height. Ceiling height shall not be less than 7’-6”. Existing dropped ceiling is at 7’-10” IBC Table 1004.1.1 Floor Area Allowances per Occupant. Bus
iness = 100 sq ft. 1004.1. Occupant load. Use Group B, 1 occupant per 100 sq ft. 2,103 sq ft = 22 people. Code Review ESTES Architecture + Design, LLC Northampton, MA 01062
3 of 4 IBC 1008.10. Panic and fire exit hardware. Panic hardware only required for Group use H and Group A and E with occupant loads over 50. No panic hardware required. 1009.1 Stairway width
Occupant load <50 = 36”. Existing stairway width is 44”. 1019.1 Exits per story. 1-500 occupants = 2 exits IBC Table 1021.1 Minimum Number of exits for Occupant Load. 1-500 Occupants = Minimum
of 2 Exits per story. IBC Table 1021.2 Stories with one Exit. Second story, Business Use. Max 29 occupants and 75 travel distance. (travel distance is 99’-8”, 2 exits required). IBC 1014.3 Common
path of egress travel: For B use and without sprinklers: 75 ft maximum allowable common path of travel. The common path of travel from the most remote corner where there are 2 choices of exit route
s is 52’-9”. 1015.2.1. Two exit locations. Half diagonal length or more. 1016.1 Travel Distance Use Group B without a sprinkler < 200’. 99’-8” Travel distance. IBC Table 1016.1 Exit Access Tra
vel Distance: For B use and without sprinklers: 200 ft maximum allowable travel distance. The travel distance is 99’-8” feet from the most remote space in the space to the furthest exit door. IBC 1
018.2 Corridor width. Not less than 44” IBC 1018.4 Dead ends. A dead-end corridor shall not be limited in length where the length of the dead-end corridor is less than 2.5 times the least width of
the dead-end corridor. The width is 16’ and length is 24’ (less than 60’). Fire Alarm devices The renovated space will have compliant smoke detectors, strobes and horn strobe units. 711 and 607 En
ergy Conservation: Code Review ESTES Architecture + Design, LLC Northampton, MA 01062 4 of 4 Level 1 alterations are permitted without requiring the entire building to comply with the Intern
ational Energy Conservation Code. Alterations (new construction) shall comply with the International Energy Conservation Code. A building that undergoes Level 2 alterations is required to meet a cer
tain level of energy compliance. Where there are reconfigurations of the space or new doors or windows, any such new element is required to meet the International Energy Conservation Code. Elements w
ithin the building that are not being affected do not need to be evaluated and do not need to comply with the energy provisions. Essentially the entire building is not required to meet the energy pro
visions; only a degree of possible improvement in the energy performance of the building is intended to be achieved by making the new elements meet the IECC. In certain cases where the reconfiguratio
n of the space might have resulted in the creation of new spaces the newly created space should be evaluated as a whole for compliance with the energy provisions even though some of the element withi
n the space might actually not have been altered. Likewise, in a case where an existing mechanical system is being extended to other areas or new ductwork is being installed to reconfigure and rerout
e the ducts to various spaces, it is only required to have the new elements meet the energy provisions and not the entire system. CMR 521 11.1 General. This is a private office not considered a pu
blic building and does not provide services to the public. Therefore does not have to provide ADA accessible toilets. End of Document
Keiter Office Permit Set 3.12.17.pdf Keiter Office Permit Set 3.12.17
Rev Date Description Project Title Additions & Renovations to: KEITER OFFICE 31 MAIN STREET FLORENCE, MA Issue Date: 7/28/2016 Drawn By: Checked By: Project ID: Drawing No. Sheet
Title: Scale: EEB AS NOTED 16-14 7/28/16 SCHEMATIC SET WWW.ESTESARCHITECT.COM EMILY ESTES ARCHITECTURE + DESIGN Project North 1 3/12/17 PERMIT SET2 A-101 DEMO SECOND FLOOR PLAN,
DETAIL, INTERIOR ELEV SECOND FLOOR EXISTING AND DEMO PLAN 1/4" = 1'-0"1 REMOVE FLOORING AND EXISTING ACT TOILET TO REMAIN IN EXISTING LOCATION REMOVE PARTITION WALL 6'-0" REMOVE PLUMBING
FIXTURES AND FINISHES REMOVE DOORS REMOVE DOORS REMOVE DOOR REMOVE DOORS REMOVE DOOR REMOVE PLUMBING FIXTURES AND FINISHES NOTE: EXISTING WINDOW TREATMENTS TO REMAIN. PROTECT DURING
CONSTRUCTION REMOVE FLOORING AND EXISTING ACT REMOVE FLOORING, WALL PANELING IN STAIRWAY TO REMAIN REMOVE ALL APPLIANCES, CABINETS AND COUNTERS REMOVE CABINETS REMOVE DOORS INTERIOR
ELEVATIONS Scale: 1/2" = 1'-0"2 204 BASE #1 PTD GWB205 A A A A FIXED TRANSOM WINDOW. LAMINATED GLASS. PTD 1X4 POPLAR TRIM TO MATCH EXISTING 5'-0" SEE #3, A-101 FOR WALL DETAIL EXISTING
GWB TO REMAIN NEW BATT INSULATION, MINIMUM R13 EXISTING WOOD 2X4’S TO REMAIN (16” O.C. ASSUMED) 5/8” GWB 1/2” 440 SOUND BARRIER HOMASOTE. SEE MANUFACTERER INSTALLMENT REQUIREMENTS.
WALL ASSEMBLY DETAIL Scale: 1 1/2" = 1'-0"3 Rev Date Description Project Title Additions & Renovations to: KEITER OFFICE 31 MAIN STREET FLORENCE, MA Issue Date: 7/28/2016 Drawn
By: Checked By: Project ID: Drawing No. Sheet Title: Scale: EEB AS NOTED 16-14 7/28/16 SCHEMATIC SET WWW.ESTESARCHITECT.COM EMILY ESTES ARCHITECTURE + DESIGN Project North 1 3/12/17
PERMIT SET2 A-102 SECOND FLOOR PLAN & REFLECTED CEILING PLAN SECOND FLOOR PLAN 1/4" = 1'-0"1 EX EX EX CONFERENCE ROOM PRIVATE OFFICE PRIVATE OFFICE WORK STATION #3 WORK STATION #4 NEW
DOOR SIDELIGHT NEW TRANSOM WINDOW WORK STATION #1 WORK STATION #5 EXISTING TOILET LOCATION TO REMAIN EXISTING OFFICE SPACE TO REMAINAREA OF RENOVATION COOPER'S PRIVATE OFFICE 50'-9"
COMMON PATH (LESS THAN 75'-0" MAX) 100'-6" PATH OF EGRESS (LESS THAN 200' MAX) EX CONFIRM LOCATION OF EXISTING DUCT WORK EXISTING FIRE PULL LOCATED AT EXISTING FIRST FLOOR EXTERIOR
DOOR TO REMAIN CLOSET TOILET ROOM CLOSET PRINT COUNTER PRINT COUNTER NEW TRANSOM WINDOWS NEW TRANSOM WINDOWS NEW TRANSOM WINDOWS DN DN DN 44" MIN WORK STATION #2 10'-0" 1'-6" 2'-0"
204 205 201 202 203 206 AA A A 6" 6" 1'-6" 1'-6" 15'-8 3/4" 5'-0" NOTE: ALL FINISHES TO BE SELECTED BY KEITER BUILDERS ALIGN ALIGN HALF HEIGHT WALL ALIGN ALIGN 2 A-101 F1 KEY TO LIGHT
FIXTURES CEILING MOUNTED, VENTING, HEATINGF1 INDIRECT 2X4 FLOURCENT OR LED LIGHTC1 NEW ACT CEILING EL= 7'-10" SMOKEC1 LIFE SAFETY NOTES EMERGENCY GFI GROUND FAULT INTERRUPTER ***ALL
SWITCHES & OUTLETS BY GC ELECTRICAL NOTES 1. 2. GENERAL CONTRACTOR TO COORDINATE LOCATION OF THERMOSTATS WITH HVAC SUBCONTRACTOR. DIRECT QUESTIONS TO DESIGNER. ELECTRICAL REQUIREMENTS
FOR ELECTRICAL / TELEPHONE / SERVER CLOSET TO BE CONFIRMED WITH TENANT. TO PROVIDE AND/OR RELOCATE, AS REQUIRED. ALL EXITS DISCHARGES ARE REQUIRED TO HAVE FIRE PULL STATIONS. GENERAL
CONTRACTOR REQUIREMENTS. GENERAL CONTRACTOR TO COORDINATE. SMOKE DETECTORS ARE REQUIRED AS PER THE LOCAL FIRE DEPARTMENTS 2 . 1. LIFE SAFETY LEGEND HORN STROBE FIRE EXTINGUISHER STROBE
WALL MTD. EMERGENCY LIGHTING WITH BATTERY PACK BACK-UP. SMOKE DETECTOR CEILING MOUNTED, EDGE LIT LED GREEN EXIT SIGN WITH BATTERY BACK-UP. ELECTRICAL LEGEND S SMOKE EXIT FE HS PULL
STATION NEW EMERGENCY LIGHT/EXIT SIGN COMBO WITH BATTERY BACK UP P EXIT EMERGENCY s s3 sM SWITCH SWITCH - THREE WAY SWITCH - MOTION DETECTOR POS/TELEPHONE/DATA JACK OUTLET - DUPLEX
OUTLET - QUAD *** ALL LIFE SAFETY FIXTURES BY GC tD SMOKE C1 C1 C1 C1 C1 C1 C1 C1 C1 C1 C1 C1 C1 GFI sM s s ss s EMERGENCY EXIT tD tD tD tD tD tD tD HS S NOTE: CONFIRM EXISTING HVAC
HS HS HS SECOND FLOOR RCP 1/4" = 1'-0"2