24B-083 2017.10.16_KLW_780 CMR NARRATIVE780 CMR NARRATIVE
In Compliance with Chapter 34
Hampshire Dermatology &
Skin Health Center
39 Carlon Drive
Northampton, MA 01060
Owner
Messer Investments, Inc.
306 King Street
Northampton, MA 01060
(413) 585-8500
Architect
Nelligan White Architects PLLC
20 West 20th Street
New York, NY 10011
(212) 675-0500
October 16, 2017
BACKGROUND INFORMATION:
39 Carlon Drive in Northampton is an existing single story masonry and steel building
approximately 16’ high. The building contains business offices and will continue that use. The
proposed project comprises a new renovation of the existing tenant space to the southwestern
corner of the building with the existing entry on Carlon Drive. The building contains no
basement and is at grade. The building is serviced and surrounded by its parking lot for 30 cars
to the north and east with appropriate existing signage and access points at grade. There is an
adjoining parking (not yet paved) lot to the west. The proposed medical offices are expected to
draw on the Northampton local area for the bulk of its patients.
PROPOSED MEDICAL OFFICE RENOVATION:
The medical office renovation for Dr. Katherine L. White, MD, PC is for her medical practice
that specializes in dermatology. Routine examinations of patients and dermatological procedures
will be performed, which will occur during normal working hours. In total, there will be three
existing exam rooms plus three newly renovated exam rooms, and one existing procedure room
and one newly renovated procedure room. The three new exam rooms and one new procedure
room will replace existing offices on the first floor of this building. The new offices will
maintain the existing tenancy area of approximately 3,370 square feet and will comply with all
code requirements including fire alarm, egress, ADA compliance, etc, and will maintain the
same entry and exit locations.
EXECUTIVE SUMMARY:
The new medical office exam & procedure rooms that constitutes this renovation, will replace
the current offices in this tenancy of the building. Zoning approval for use of the subject office
space for medical office was obtained by the Owner on 12-17-2008, Hearing No., PLN-2009-
0012. Approximately 200 square feet of existing medical offices will be demolished, and the
new medical offices constructed as code compliant. In addition to the existing two means of
egress, one additional means of egress will be provided, therefore upgrading life-safety. No
exterior path of travel will be altered; no existing code compliant components that may remain
will be degraded. The new medical offices will maintain or upgrade all existing fire and smoke
separations, fire suppression system, exiting lights, exiting paths, contain only metal wall stud
framing and Class II or B/C interior finish material, and install fire safing at all penetrations as
part of this project. No new services will be required for this project, and there will be no
decrease in the public safety, health, and general welfare as a result of this tenancy renovation.
DETAILED CODE SUMMARY
The following is a detailed summary of Code related items as regulated by 780 CMR including
Chapter 34 for alterations to an existing building:
Compliance:
The renovation shall be in accordance with the prescriptive compliance method for
alterations as per 2009 International Existing Building Code, Chapter Three, for
Alterations. Alterations shall be such that the existing building or structure is no less
conforming to the provision of the International Building Code that the existing building
or structure was prior to the alteration.
Zoning:
The existing zoning classification for the site is B (Business) and this project will not
request any change.
Occupant Load:
The occupant load allowed for these medical offices is 34 persons based on the 3,370 s.f.
being partially modified as part of this project. The actual occupant load will more likely
be 15 –34 maximum.
Construction Classification:
The existing construction is 2B and this project intends on matching or improving this
classification.
Section Item Required Proposed
304.1 Use Group B Existing to remain.
503.1
Table 503
Height and Area Limitations for
Construction Classification 2B
4 stories and 23,000
s.f. max
Renovation is 3,370
s.f., therefore less than
23,000 s.f.
602.1
Table 602
Protection of Exterior Walls ≥10ft
0 hour Existing to remain.
602.2
Table 601
Protection of Structural Members 0 hour Existing to remain.
602.2
Table 601
Roof/Clg, Flr/Clg Assemblies 0 hour Existing to remain.
704.8 Exterior Wall Allowable Area of
Openings -Unprotected
>5ft - 10ft = 10%
>10ft – 15ft = 15%
6% (side)
1.3% no change (front)
803.5
Table 803.5
Non Sprink.
Interior finish requirements
Corridors to exits
Rooms or spaces
Class B
Class C
Class B
Class C
804.5.1 Interior Floor Finish - Use Group B Class II or better Class II or better
903.2.2 Fire Suppression System Requirement Not required if area
less than 12,000sf
None existing. Existing
Bldg. area approx
9,000sf
906.2 Portable Fire Extinguisher Required Will comply
1003.2 Use Group B Ceiling Heights in exit
access and occupiable rooms
>7’-0” Ceiling height 9’-0”
provided
1004.1 Maximum Floor Area per Occupant in
Use Group B
100 g.s.f. = 34 15 – 34
1005.1 Exit Capacity minimum width in Use
Group B without sprinklers
0.2 required
36” allowed under
1011.3
6.8” and 150” actual
1016.1 Path of Egress Travel Distance 200 ft 60 ft max.
1014.0
Table
1014.1
Minimum Number of Exits Allowed
Occupancy B, Max load 50
1 3
Max load 24
1203.1 Ventilation Requirement Mechanical or natural Mechanical
CHAPTER 34:
Alteration, Addition, and Change of
Use of Existing Buildings
3400.3 Applicability Will continue Use
Group B
3400.4 Non-conforming egress Existing Existing is conforming
therefore not applicable
3400.5 Hazardous Means of Egress Existing Existing does not
appear to be hazardous.
New work and
modifications will
comply.
3400.6 Unsafe Lighting/Ventilation Existing Existing does not
appear to be unsafe or
inadequate. New work
and modifications will
comply.
3402.1.1 Existing Building Investigation and
Evaluation for Building Permit
Application
Will comply
3402.1.2 Investigation and Evaluation Submittal This report will be
submitted for
consideration
3404.3 New Building Systems will conform to
780 CMR for new construction
New work and
modifications will
comply with 780 CMR
3404.4 Alterations and Repairs New work and
modifications will
comply.
3404.5 Means of Egress in compliance with
1014.0 requires 1
3 exits will be
maintained
3404.6 Exit Capacity to comply with 1005.1 New work and
modifications will
comply.
3404.7 Exit Sign and Lighting to comply with
1023
New work and
modifications will
comply.
3404.9 Height and Area Limitations to comply
with 504, 505, 506
Existing complies and
there is no change in
height or area.
3404.12 Fire Protection Systems to comply
with 9
No change in Use
Group. New work and
modifications will
comply.
3404.18 Accessibility for Persons with
Disability
The existing complies
and all new work and
modifications will
comply.
3404.19 Energy Conservation Measures New work will
maintain or increase
energy conservation
End of Review