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32A-162 33 HAWLEY IBC CODE REVIEWCode Review Thomas Douglas Architects, Inc. The Northampton Community Arts Trust, 33 Hawley St, Northampton, MA 196 Pleasant St. Northampton,MA 413-585-0641 1 of 5 CODE REVIEW September 22, 2015 The Arts Trust Building 33 Hawley Street, Northampton, MA 01060 Applicable Building Code: MA 780 CMR Eighth Addition IBC, IEBC International EXISTING Building Code, 2009 ZONING DISTRICT: PROPOSED RENOVATIONS: PROJECT DESCRIPTION: • Renovations of the building will include 1. Remove all interior partitions shown on demo plan 2. Remove exterior wall and roof cladding 3. Reinstall exterior roof and wall cladding to high performance standards 4. Renovate the interior of the building to a performing arts center 5. Construct a new exterior entry vestibule. Use Groups, Section 310 • Change the entire building from B, Business use group to A1, Assembly, theater use group. Construction Type • 5B Sprinkler System • The entire building will be fully sprinkled. There is an existing sprinkler system in the building. It will be reconfigured for the new use. Fire and Smoke Alarm & Detection • A manual fire alarm system and an automatic smoke detection system will be installed throughout the building. • Seismic Zone • See structural code review According to the IEBC this renovation is being reviewed as: Prescriptive Compliance Method, Chapter 3 Code Review Thomas Douglas Architects, Inc. The Northampton Community Arts Trust, 33 Hawley St, Northampton, MA 196 Pleasant St. Northampton,MA 413-585-0641 2 of 5 303 Alterations: Alterations to any building or structure shall comply with the requirements of the IBC code for new construction. 303.3 Existing Structural elements: see attached structural review. 307 Change of Occupancy: This section requires that the provisions of the IBC code for new construction be applied to an existing structure having a new occupancy. Fire Resistive Required Types of Construction, Table 601 & 602 Building Element Type 5B Primary Structural Frame 0 Bearing walls, Exterior 0 Bearing walls, Interior 0 Nonbearing walls and partitions, exterior 0 Nonbearing walls and partitions, interior 0 Floor construction and secondary members 0 Roof construction and secondary members 0 Maximum Allowable Height/Area (section 503-‐506) Table 503, 508.4.2:Allowable building area: 506.1 Building area modifications: Building areas from Table 503 shall be permitted to be increased due to frontage and sprinklers. • Maximum allowable area per floor: 19,403 s.f. • • Proposed maximum floor area (1st floor): 12,546 s.f. 505 Mezzanine: There is a mezzanine above the 1st floor and it is open to the lobby below. It is less than 1/3 of the area of the lobby space below. The mezzanine occupancy is less than 50 and only requires one means of egress. (1015.1) The mezzanine is accessible via the new elevator. The travel distance from the most remote spot on the mezzanine to the bottom of the stairs at the lobby level is 72 feet. The maximum allowable travel distance is 75 feet. (1028.8, 1014.3) Ceiling height requirements above and below the mezzanine comply with the code. (7 feet) The stair leading from the mezzanine to the lobby is not considered an exit stairway, but is part of exit access and is not required to be a vertical exit enclosure. Code Review Thomas Douglas Architects, Inc. The Northampton Community Arts Trust, 33 Hawley St, Northampton, MA 196 Pleasant St. Northampton,MA 413-585-0641 3 of 5 The adjacent mechanical space will have a 1-‐hour fire rated wall and will be for employee-‐only access. FIRE SEPARATIONS: 707 712 508.4 707.3.8 Separated Occupancies Table 508.4 Required Separation of Occupancies Table 508.2.5 Incidental Accessory Occupancies 1022 Exit Enclosures • There is 1 proposed occupancy in this building. It is A1 • There is 1 proposed tenant in this building. • There are no required separations for any spaces in this building other than mechanical rooms, elevator machine rooms, and exit stairs. • Interior Stairway enclosures (1019): There are no enclosed interior stairs. Each floor has multiple exits leading directly to the exterior. The interior stairs are supplemental, only connect 2 floors, and can be open to the floor below. • Elevator Machine rooms: 1 hour • Elevator Hoistway, shaft enclosure, fire barrier: 1 hour when connecting 4 stories or less (section 708.4 Fire Resistance rating) • Mechanical Room: Furnace room: Where any piece of equipment is over 400,000 BTU per hour input, a 1 hour fire separation or sprinklers are required. The mechanical rooms on the mezzanine and basement levels will have 1-‐hour fire barrier walls separating them from the adjacent spaces. • 410 Stages and Platforms • There are no raised/fixed stages or platforms proposed in this building. • There are no proscenium walls or fly galleries in this building. • Dressing rooms do not need to be separated from the stage because there are no fixed stages. • There are no property rooms, scene docks, or workshops appurtenant to the stage. 1018 Corridors • No fire rated corridors are proposed in this building. Means of Egress 1018.4 Dead ends With an automatic sprinkler system, dead end corridors are limited to 50 feet. This project does not have dead end corridors exceeding 50 feet. 1012.2 Handrail height 1012.9 Intermediate handrails Code Review Thomas Douglas Architects, Inc. The Northampton Community Arts Trust, 33 Hawley St, Northampton, MA 196 Pleasant St. Northampton,MA 413-585-0641 4 of 5 The new entry stair at the front sidewalk entry is a “monumental stair. It exceeds 60 inches in width. Intermediate handrails shall be constructed. 1010.9 Edge protection for ramps is required 805.2 Means of Egress Lighting Means of egress lighting will be installed throughout the entire building 805.3 Exit signs Means of egress throughout the entire building will have new exit signs installed. 705.4.2 Door swing. All means of egress doors will swing in the direction of travel. 705.4.4 Panic hardware: Panic hardware is required for this project. Exits Required Exits required Exits provided Exit Width stair .3” per occupant Exit Width other components .2” per occupant Basement Floor 1 1 135” min 90” min First Floor 1 1 114” min 76” min Second Floor 2 2 44” min 44” Section 1009.1 prescribes that the width of an interior stairway cannot be less than 44 inches Travel Distance (1016.1) With NO sprinkler System With sprinkler System Proposed max travel distance A use Bsmt & 1st floors 250’ 74 feet Chapter 9 Fire Protection Systems: • An automatic sprinkler system will be provided throughout the entire building. • Fire alarm and smoke alarm systems. See narrative from Mechanical Engineer, Lindgren and Sharples. Code Review Thomas Douglas Architects, Inc. The Northampton Community Arts Trust, 33 Hawley St, Northampton, MA 196 Pleasant St. Northampton,MA 413-585-0641 5 of 5 711 Energy Conservation Required values according to the MA stretch code that this project will exceed: MA: climate zone 5A Roofs: R-‐38 Walls above grade: R-‐13+R-‐7.5 ci= R20.5 Walls below grade: R-‐7.5 Slab on grade Floors, unheated: R-‐10 806 Accessibility CMR 521 3.3.1 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 shall be provided. 3.3.2 If the work performed, including the exempted work, amounts to 30% or more of the full and fair cash value of the building, the entire building is required to comply with 521 CMR. This project’s construction costs will exceed 30% of the assessed value of the entire building. The building will be designed to be fully accessible. A new elevator and front entry ramp will be constructed. All toilet rooms will be accessible.