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17C-231 2018-10-10 Artifact Cider Code Narative
Department of Professional Licensure Office of Public Safety and Inspections Massachusetts Existing Building Code Checklist Based on 2015 IEBC w/ Massachusetts Amendments To be submitted with Building Permit Application Address: 34 North Maple Street, Florence, MA 01062 MA (Street number, name) (City / Town) Unit / Suite: (location within building) 13-15 Risk Category: (Check one), Risk Category I, Risk Category II, RC III, RC IV. Work proposed: Phase 1: Buildout of F2 Industrial space for new cidery, including installation of new overhead door, demolition of existing and construction of new accessory office, storage, utility and accessible unisex toilet room. Work includes selective demolition, partitions and finishes, plumbing, HVAC and electrical. Fire protection and fire alarm are modified as required by space changes. Phase 2: Buildout of S2 industrial space for new tasting room, with partial change of use to A2, non separated. Scope to include new accessible entrance; modification of exterior block wall for entrance and window system; associated structural work including analysis and design; two single fixture unisex accessible restrooms, tasting room bar and finishes, plumbing, HVAC and electrical. Fire protection and fire alarm are modified as required by space and use changes. Construction Control, building at 35,000 c.f. or greater Yes No If Yes, then “Investigation & Evaluation Report” is required (780 CMR 104.2.2.1.) Compliance Method: [Only one method to be used] (Check all boxes that apply) Prescriptive Work area Performance (Chapter 4) (Chapters 5 – 13) (Chapter 14) Repairs Repairs: Chapter 5 Repairs Alteration Alteration: (check only one box) Alteration Addition Level 1: Chapter 7 Addition Change of Occupancy Level 2: Chapter 7 & 8 Change of Occupancy Level 3: Chapter 7, 8 & 9 Change of Occupancy: Chapter 10 Additions: Chapter 11 Historic Buildings: Chapter 12 Relocated or Moved Buildings: Chapter 13 Note: Chapters 15 applies to all compliance Methods. Applicant’s Name: (print) Thomas C Chalmers, Austin Design, Inc. Signature: ______________________________________ Date: 10/10/2018 ■ Austin Design, Inc. tom@austindesign.biz ■ 2 Mead Street, Suite 2, Greenfield, MA 01301 413.624.9669 ■ 167 Main Street, Suite 302, Brattleboro, VT 05301 802.451.5966 October 10, 2018 Artifact Cider Project 34 North Maple Street Florence, MA 01062 Suite 13-15 Building Code Narrative: Artifact Cidery is moving operations to an 8,843 GSF leased space in an existing industrial building with multiple tenants. The building is a single story Type lllB, with slab on grade, a mixture of solid brick and CMU walls and steel “Butler” type frame system and exterior insulted metal panels. Interior partitions are CMU and wood and drywall. Roof is a combination of steel insulated metal panels and wood frame supported by steel beams. The Artifact tenant space was formerly a mixture of F2 industrial and S2 storage. The proposed alteration will include a partial change of use from S2 to A2 non-separated use groups – a change to a higher hazard. The work is to be completed in 2 Phases as described below. IEBC classifications for work include Chapter 10 Change of Occupancy; Chapter 9 Level 3 Alteration; Chapter 8 Level 2 Alterations; and Chapter 7 level 1 Alterations. Scope of Alteration in “Work Area”: Phase 1: Buildout of F2 Industrial space for new cidery, including installation of new overhead door, demolition of existing and construction of new accessory office, storage, utility and accessible unisex toilet room. Work includes selective demolition, partitions and finishes, plumbing, HVAC and electrical. Fire protection and fire alarm are modified as required by space changes. Phase 2: Buildout of S2 industrial space for new tasting room, with partial change of use to A2, non separated. Scope to include new accessible entrance; modification of exterior block wall for entrance and window system; associated structural work including analysis and design; two single fixture unisex accessible restrooms, tasting room bar and finishes, plumbing, HVAC and electrical. Fire protection and fire alarm are modified as required by space and use changes. Lost Shoe Brewing Building Code Narrative March 12, 2018 Page 2 ■ Austin Design, Inc. tom@austindesign.biz ■ 2 Mead Street, Suite 2, Greenfield, MA 01301 413.624.9669 ■ 167 Main Street, Suite 302, Brattleboro, VT 05301 802.451.5966 Core Building Data: Existing: Gross sf 1st floor area= 8,843 sf Number of stories = 1 Building height = 20 ft. Construction Type: IIlB, Sprinklered Use Group: Mixed Use and Occupancy F2, S2, Non-separated occupancies with provisions of most restrictive use applicable. B Accessory Use Number of Exits: 3 Proposed: Gross sf 1st floor area= 8,843 sf – No Change Number of stories = 1 – No Change Building height = 20 ft. – No Change Construction Type: IIIB, Sprinklered – No Change Use Group: Mixed Use and Occupancy F2, S2, A-2 Non-separated occupancies with provisions of most: restrictive use applicable. B Accessory Use Number of Exits: 4 – One Additional Proposed Use and Occupancy Table Use Location/ Description Function Load Factor Occupied Area (SF) Occupancy Calculated Occupancy Actual B Office Business 100 670 7 5 F-2 Cidery Production Industrial 100 2,561 26 5 S-2 Coolers, Dry Goods Storage 300 4,029 14 5 A-2 Lounge/ Tasting Area Assembly 15 (net) 1,048 70 70 Net to Gross 535 TOTALS 8,843 117 85 Code Review Summary: Sprinklers: The building is sprinklered, and existing heads will be altered as required by this work. Fire Alarm: The building has a fire alarm system and existing equipment will be relocated and added as required. A new horn / strobe will be installed in the toilet rooms. Fire Separation: No fire separations are required between uses. Existing openings to adjacent suite to be infilled with a 3 hr rated wall. Egress: A new direct exit to exterior is added, there is no other change or impact to egress from the building. Lost Shoe Brewing Building Code Narrative March 12, 2018 Page 3 ■ Austin Design, Inc. tom@austindesign.biz ■ 2 Mead Street, Suite 2, Greenfield, MA 01301 413.624.9669 ■ 167 Main Street, Suite 302, Brattleboro, VT 05301 802.451.5966 Accessibility: Under 521 CMR, as the work will cost more than $100,000 the work being performed is required to comply with 512CMR and in addition an accessible entrance and toilet rooms must be provided. Modifications to toilet rooms will be made as required, and the entrance will be altered to be fully accessible. Applicable Codes: 2015 IEBC International Existing Building Code with MA Amendments 780 CMR Ninth Addition. 2015 IBC International Building Code with MA Amendments 780 CMR Ninth Addition. 521 CMR Massachusetts Architectural Access Board, January 27, 2006 (MAAB) 2015 IEBC Work Area Method Chapter 10 Change of Occupancy 1001.2.2.1 Partial Change of Occupancy Classification: Where a portion of an existing building is changed to a new occupancy classification, Section 1012 shall apply. 1012.2 Fire protection systems. Fire protection systems shall be provided in accordance with Sections 1012.2.1 and 1012.2.2. o The building is sprinklered and sprinkler systems will be maintained. 012.4.1 Means of egress for change of use to a higher hazard category. The means of egress shall comply with the requirements of Chapter 10 of the International Building Code. 1012.5.1.1 Height and Area for a Change to Higher Hazard, Fire wall alternative. In other than Groups H, F-1 and S-1, fire barriers and horizontal assemblies constructed in accordance with Sections 707 and 711, respectively, of the International Building Code shall be permitted to be used in lieu of fire walls to subdivide the building into separate buildings for the purpose of complying with the area limitations required for the new occupancy where all of the following conditions are met: Conditions are met,12” existing masonry wall has rating of 12 hrs., per IEBC Table 1.1.6 and existing opening infill will have 3 hr rating as per IBC Table 706.4. Chapter 9 Alterations – Level 3 904.2 Fire alarm and detection systems. Fire alarm and detection shall be provided in accordance with Section 907 of the International Building Code as required for new construction. 904.2.1 Manual fire alarm systems. 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. 905.1 Means of Egress General. The means of egress shall comply with the requirements of Section 805 except as specifically required in Sections 905.2 and 905.3. 908.1 Energy Conservation Minimum Requirements. Level 3 alterations to existing buildings are permitted without requiring the entire building 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. Lost Shoe Brewing Building Code Narrative March 12, 2018 Page 4 ■ Austin Design, Inc. tom@austindesign.biz ■ 2 Mead Street, Suite 2, Greenfield, MA 01301 413.624.9669 ■ 167 Main Street, Suite 302, Brattleboro, VT 05301 802.451.5966 Chapter 8 Alterations – Level 2 805.3 Number of exits. The number of exits shall be in accordance with Sections 805.3.1 through 805.3.3. 805.7.1 Artificial lighting required. Means of egress in all work areas shall be provided with artificial lighting in accordance with the requirements of the International Building Code. 805.8.1 Exit Signs, Work areas. Means of egress in all work areas shall be provided with exit signs in accordance with the requirements of the International Building Code. 808.2 Electrical, Existing installations. Existing wiring in all work areas in Group A-1, A-2, A-5, H and I occupancies shall be upgraded to meet the materials and methods requirements of Chapter 7. 809.2 Mechanical, Altered Existing Systems. 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) (0.0024 m3/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. 809.3 Mechanical, Local exhaust. All newly introduced devices, equipment, or operations that produce airborne particulate matter, odors, fumes, vapor, combustion products, gaseous contaminants, pathogenic and allergenic organisms, and microbial contaminants in such quantities as to affect adversely or impair health or cause discomfort to occupants shall be provided with local exhaust. Chapter 7 Alterations – Level 1 702.1 Interior finishes. All newly installed interior wall and ceiling finishes shall comply with Chapter 8 of the International Building Code. 702.2 Interior floor finish. New interior floor finish, including new carpeting used as an interior floor finish material, shall comply with Section 804 of the International Building Code. 702.3 Interior trim. All newly installed interior trim materials shall comply with Section 806 of the International Building Code. 702.6 Materials and methods. All new work shall comply with the materials and methods requirements in the International Building Code, International Energy Conservation Code, International Mechanical Code, and International 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. 703.1 Fire Protection, General. Alterations shall be done in a manner that maintains the level of fire protection provided. 704.1 Means of Egress, General. Alterations shall be done in a manner that maintains the level of protection provided for the means of egress. 2015 IBC with MA Ammendments Chapter 5 General Building Heights and Areas: Type IIIB Table 504.3 Allowable Building Height: 75’ (A, F, S) Table 504.4 Allowable Number of Stories: 3 stories (Use Group A most restrictive) Table 506.2 Allowable Area: 34,000 GSF (Use Group A2 most restrictive) 508.2.3 Mixed Use and Occupancy, Accessory Occupancies, Allowable building Area: Aggregate accessory spaces shall not exceed 10% of the floor area of the story in which they are located. 508.2.4 Mixed Use and Occupancy, Accessory Occupancies, Separation of Occupancies: No separation is required between accessory occupancies and the main occupancy. Lost Shoe Brewing Building Code Narrative March 12, 2018 Page 5 ■ Austin Design, Inc. tom@austindesign.biz ■ 2 Mead Street, Suite 2, Greenfield, MA 01301 413.624.9669 ■ 167 Main Street, Suite 302, Brattleboro, VT 05301 802.451.5966 508.3.1 Mixed Use and Occupancy, Nonseparated Occupancies, Occupancy Classification: Most restrictive provisions of chapter 9 that apply to the nonseparated occupancies shall apply to the total nonseparated occupancy area. 508.3.2 Mixed Use and Occupancy, Nonseparated Occupancies, Allowable Building Height and Area: Most restrictive occupancy group allowances from tables 504.3, 504.9, and 506.2 shall be used to determine building height and area limitations. 508.3.3 Nonseparated Occupancies, Separation: No separation is required between Nonseparated occupancies. Table 508.4: No separation is required between A2, F2 and S2 uses. Chapter 6 Types of Construction: Table 601, 602 Fire Resistive Rating Requirements for Building Elements: Type IIIB, 0 rating required, 0 rating of exterior walls where X>30. Chapter 7 Fire and Smoke Protection Features: Table 706.4 Fire Wall resistance Ratings: Use A, 3 hr. Chapter 8 Interior Finishes: Table 803.1.1 Interior Wall and Ceiling Finish Requirements by Occupancy: Class B at exit stairways and passageways. Class C at rooms and enclosed spaces. Chapter 9 Fire Protection Systems: 903.2 Automatic Sprinkler Systems: NFPA 13 system is installed and will be modified as required and maintained. 906.1 Portable Fire Extinguishers: Portable fire extinguishers are required in Group F & S occupancies. 907.2 Fire Alarm and Detection Systems: Manual fire alarm systems are not required for the occupancy groups. Chapter 10 Means of Egress: 1006.2.1 Number of Exits, Egress from Spaces: Two exits required and provided. 1008.1 Means of Egress Illumination: Means of egress shall be illuminated. 1009.1 Accessible Means of Egress: Two accessible means of egress are required. 1013.1 Exit Signs: Exit signs required. Chapter 11 Accessibility: See 521 CMR below. Chapter 29 Plumbing Systems: [P] 2902.1 Minimum Number of Fixtures: Plumbing fixtures shall be provided per requirements in Table 2902.1, as amended by 248 CMR Table 1. Table 1 Minimum Facilities for Building Occupancy: o A-2, Nightclubs, bars, taverns, etc., Water closets: 1/30 Women, 1/50 Men. Lavatories: 1 per 75 Drinking Fountains: None, Other: 1 service sink. o F2,S2 Employee (Industrial, factory / warehouse and similar usage) Water closets: 1/15 Women, 1/20 Men. Lav: 1/30. [P] 2902.3 Required Public Toilet Facilities: The number of plumbing fixtures shall be provided in accordance with 2902.1. Lost Shoe Brewing Building Code Narrative March 12, 2018 Page 6 ■ Austin Design, Inc. tom@austindesign.biz ■ 2 Mead Street, Suite 2, Greenfield, MA 01301 413.624.9669 ■ 167 Main Street, Suite 302, Brattleboro, VT 05301 802.451.5966 2902.3.1 Access: The route to public toilet facilities shall not pass through kitchens, storage rooms, or closets. 2015 IECC Energy Conservation: Chapter 5 Existing Buildings: C503.1 Existing buildings, Alterations: Alterations shall conform to the requirements of the IECC for new construction with the following exceptions for which they need not comply: 1. Surface applied window film. 2. Storm windows applied over existing windows. 3. Existing ceiling, wall or floor cavities exposed during construction provided that these cavities are filled with insulation. 4. Construction where the existing roof, wall or floor cavity is not exposed. 521 CMR: Chapter 3 Jurisdiction: 521 CMR 3.3.1 Jurisdiction: Existing Buildings: If the work being performed amounts to less than 30% of the full and fair cash value of the building and 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. Chapter 7 Retail Establishments: 7.1 Retail Establishments, General: All retail establishments shall comply with 521 CMR, except as specified or modified in 521 CMR 7.00. Areas that must be accessible include but are not limited to the areas where the service or product of the establishment is offered to the public, dressing rooms, and public toilet rooms provided for clientele. o 7.2.1 Cash Registers: A 36” long counter shall be installed at 36” above the finish floor. o 7.8 Public Toilet Rooms: Toilet rooms shall be accessible and on an accessible route. Chapter 17 Restaurants: 17.1 Restaurants, General: Restaurants shall comply with 521 CMR, except as specified or modified in 521 CMR 17.00. Restaurants shall include, but not be limited to, cafeterias, lounges, bars, and other places open to the public where food or beverages are served. o 17.2: Restaurants: Seating: At least 5% but not less than one, of the tables shall be accessible, be on an accessible route, and in compliance with the following: o 17.4: Restaurants: Counters And Bars With Service: At counters exceeding 34 inches (34" = 864mm) in height, where food or drink is served for consumption by customers seated on stools or standing at the counter, a portion of the main counter shall be accessible or service shall be available at accessible tables within the same area. The accessible portion shall be a minimum of 60 inches (60" = 1524mm) in length and comply with 521 CMR 17.2.4 and 17.2.5. Respectfully submitted Thomas C Chalmers, AIA, NCARB Austin Design, Inc. Title: Date: © Austin Design Inc 34 N. Maple St. Florence, MA Artifact Cider Project 2 Mead St Greenfield MA 01301 413 624 9669 167 Main StBrattleboro VT 05301 802 451 5966 10 October, 2018 Use and Area Plans 00-1Existing Use and Areas Scale: 1/16" = 1'-0" 1 00-1 Use Group B - Accessory = 413 GSF Use Group F2 - Non Separated = 2,644 GSF Use Group S2 - Non Separated = 5,787 GSF Total = 8,843 GSF Egress Egress Egress Title: Date: © Austin Design Inc 34 N. Maple St. Florence, MA Artifact Cider Project 2 Mead St Greenfield MA 01301 413 624 9669 167 Main StBrattleboro VT 05301 802 451 5966 10 October, 2018 Use and Area Plans 00-2Proposed Use and Areas Scale: 1/16" = 1'-0" 1 00-2 Use Group B - Accessory = 670 GSF Use Group F2 - Non Separated = 2,561 GSF Use Group S2 - Non Separated = 4,029 GSF Use Group A2 - Non Separated = 1,048 NSF Total = 8,950 GSF Egress Egress Egress Egress Net to Gross = 535 GSF Total = 8,843 GSF Conference OfficeHPStCust Production Cidery Storage Tasting Room HP HP Storage