Center ST CODE REVIEW 10 nov 2016Nov. 9,2016 Code Review Thomas Douglas Architects Inc.
57-59 Center Street 196 Pleasant St. Northampton, MA
Northampton, MA 413-585-0641
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CODE REVIEW
57 and 59 Center Street, Northampton, M November 8, 2016
Northampton, MA
Applicable Building Code: MA 780 CMR Eighth Addition
IBC, IEBC International EXISTING Building Code, 2009
ZONING DISTRICT: CB
PROPOSED RENOVATIONS:
PROJECT DESCRIPTION:
• Proposed Tenant: This use is a lawyer’s office which is a business office use.
• Configure the existing space for new offices and conference rooms
• New toilet rooms
• Existing egress’s to Center Street and side driveway
• New windows in the West façade. This is the side façade facing the adjacent
house. We have received approval from the CBAC for windows on this façade.
This current project proposes the addition of 1 new window that matches the
existing and the relocation of 1 existing window.
• New HVAC systems
• New lighting
• New Fire alarm system
• New sprinkler systems are not proposed.
Building Areas
Total Area (square feet)
Lower Level (basement, not including
crawl spaces)
1249
1st Floor (not including courtyard space) 4321
Mezzanine Floor mechanical space 838
Total Building area 6408
Proposed work area 6408
% Of aggregate area of total building 100%
Nov. 9,2016 Code Review Thomas Douglas Architects Inc.
57-59 Center Street 196 Pleasant St. Northampton, MA
Northampton, MA 413-585-0641
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Occupant load:
Proposed tenant:
Use Area per
occupant
Area Total occupants
allowed
Total
occupants
proposed
Business B 100 gross 4321 43 43
Construction Type
• 5B
Sprinkler System
• No sprinkler systems exist in the building. No new systems are proposed. See below.
704.4 Fire alarm and detection:
• A new fire alarm system will be installed in the building.
•
Use Groups
• This is a proposed B business use. The entire building will be occupied by 1 tenant.
• Proposed separation of uses: none required
According to the IEBC this renovation is being reviewed as:
Work Area Method, Chapter 4
Compliance with Chapter 6- Alterations Level 1- new finishes and fixtures
Chapter 7- Alterations Level 2 - Construction of new walls, toilet rooms, and exits.
Chapter8 - Alterations Level 3 – Alterations involving more than 50% of the aggregate
area of the building.
Chapter 9 Change of Occupancy
Fire Resistive Required Types of
Construction, Table 601 & 602
Building Element Type 5B
Primary Structural
Frame
0
Bearing walls, Exterior 01 hr (see table
602 & 704.10)
Nov. 9,2016 Code Review Thomas Douglas Architects Inc.
57-59 Center Street 196 Pleasant St. Northampton, MA
Northampton, MA 413-585-0641
3 of 7
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 NOT be
permitted to be increased due to frontage and sprinklers.
• Maximum allowable area per floor: 9,000 s.f.
• Proposed maximum floor area (1st floor): 4,321 s.f.
505 Mezzanine:
There is a mezzanine above the 1st floor. It is not open to the lobby below. It is less than
1/3 of the area of the 1st fl space below.
The mezzanine will be for future use and will have a pull down stair for 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 B
• There is 1 proposed tenant in this building.
• There are no required separations for any spaces in this building other than
mechanical rooms, and exit stairs.
• Interior Stairway enclosures (1019): There is one enclosed interior stair. It
allows egress from the basement mechanical space. The wall rating will be 1
hour.
• 508.2.5 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
Nov. 9,2016 Code Review Thomas Douglas Architects Inc.
57-59 Center Street 196 Pleasant St. Northampton, MA
Northampton, MA 413-585-0641
4 of 7
required. The mechanical room in the basement will not have a furnace rated
over 400,000 BTU.
903.2Fire areas
Fire Resistance Rating for Exterior Walls
For walls less than 5 feet from the property line (west, north and east walls) the
required rating is 1 hour. Table 602
704.10: Fire rating of load bearing structural members shall conform to 601 and 602
705.5 Fire resistance rating: Exterior walls less than 10 ft from property line shall be
rated for exposure to fire from both sides. Exceptions: see 912.6.2 below
705.8 Openings. Fire separation distance: 3 to 5 feet, unprotected, unsprinklered:
Exceptions: see 912.6.2 below
Openings proposed for this project:
West wall: 14.5%
North wall, rear facade: 2%
East wall: 0%
South wall, street front: NA
NOTE: THE WEST PROPERTY LINE OF THIS LOT WILL BE MOVED SO THAT THERE WILL
BE 3 FEET DISTANCE BETWEEN THE PROPOSED BUILDING AND THE PROPERTY LINE.
This will reduce the neighboring property (on the West side) so that the existing
residential building will change from being 17’-10.5” from the line, to 17’-2.5” from
the line.
The following is our analysis of the wall and openings on the West and North facades
of this building. These walls are existing.
Change of Occupancy IEBC
912.6.2 Exterior wall rating for change of occupancy classification to an equal or lesser
hazard category: North and West facades.
Former hazard category: R use, category 3 (table 912.6)
Proposed hazard category: B use, category 3
The exterior wall fire resistance rating is allowed to remain without change when the
change of occupancy classification is to an equal or lesser hazard category as shown in
Table 912.6. Existing exterior walls, including openings, shall be accepted.
We propose to retain the same fire rating on the new walls as was on the existing walls.
912.6.3 Opening protectives- North and West facades
Openings in exterior walls shall be protected as required by the IBC.
Where openings in the exterior walls are required to be protected because of their
distance from the property line, the sum of the area of such openings shall not exceed
50% of the total area of the wall in each story.
Nov. 9,2016 Code Review Thomas Douglas Architects Inc.
57-59 Center Street 196 Pleasant St. Northampton, MA
Northampton, MA 413-585-0641
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Exceptions to this requirement are:
4. Exterior opening protectives are not required when the change of occupancy group is
to an equal or lower hazard classification in accordance with table 912.6
Proposed exterior walls:
The existing walls will not need additional fire protection based on 912.6.2 above.
Proposed openings in exterior walls: West Facade
Opening protective are not required according to 912.6.3
Proposed openings in exterior walls: North Facade
Opening protective are not required according to 912.6.3
1018 Corridors
• No fire rated corridors are proposed in this building.
Means of Egress
1018.4 Dead ends
Dead end corridors are limited to 20 feet. This project does not have dead end corridors
exceeding 20 feet. The corridor leading to the bathrooms is less than 20 feet.
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 not required for this project.
Exits Required
Exits
required
Exits
provided
Exit Width stair
.3” per
occupant
Exit Width other
components
.2” per occupant
First Floor 2 2 44” min 36” min
Nov. 9,2016 Code Review Thomas Douglas Architects Inc.
57-59 Center Street 196 Pleasant St. Northampton, MA
Northampton, MA 413-585-0641
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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 no
sprinkler
System
Proposed max travel
distance
1st floors 200’ 63 feet
Chapter 9 Fire Protection Systems:
• An automatic sprinkler system will not be provided.
Automatic sprinkler systems
Automatic sprinkler systems are NOT required in this project because of the occupancy
requirments in table 903.2 and MGL 148 26G
The following conditions are present: (IEBC)
The B use area is less than 12,000 square feet
MGL 148 26G:
Sprinklers are required if: The overall building area is greater than 7,500 square feet.
• The total building area for this building is NOT greater than 7,500 square feet (6,408
square feet).
• Assessed valuation from City of Northampton: (building) $479,000
• Approximate construction cost: $300,000
• Construction cost as a percentage of assessed value of total building: 62%
• Fire alarm and smoke alarm systems. See narrative from Fire alarm consultant
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.
Nov. 9,2016 Code Review Thomas Douglas Architects Inc.
57-59 Center Street 196 Pleasant St. Northampton, MA
Northampton, MA 413-585-0641
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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.
All toilet rooms will be accessible.
Toilets
Use: Business Total occupants
allowed/proposed
Toilets per
sex
Number of toilets
proposed
Urinals
Women 25
1/20 1
Men 25
1/25 1 0
Unisex
Accessible
1
End of Document