32C-017 march 23 2015 adventure room codeMarch 23, 2015 Code Review Thomas Douglas Architects Inc.
“Adventure Rooms” 196 Pleasant St.
Northampton, MA Northampton, MA
413-585-0641
1 of 12
76
Main
Street,
Lower
level
Northampton,
MA
Applicable
Building
Code:
MA
780
CMR
Eighth
Addition
IBC,
IEBC
International
EXISTING
Building
Code,
2009
ZONING
DISTRICT:
CB
Business
description,
Adventure
Rooms:
Event
Room,
definition:
An
office
like
room
where
small
groups
of
people
(up
to
8
per
room)
will
have
access
to
math
and
physical
science
based
puzzles,
toys
and
custom
furniture.
The
items
are
arranged
in
a
specific
order
in
one
or
more
connected
rooms.
Event
Room,
types
of
activities:
• The
participants
will
attempt
to
complete
tasks
and
solve
puzzles
by
working
together
under
timed
conditions.
Participants
use
their
intellectual
and
social
skills
to
work
as
a
team
to
solve
puzzles
while
learning
something
new
about
themselves
and
their
teammates.
• Examples
include:
o Measuring
differences
in
density
of
objects
o Using
the
sense
of
touch
to
decipher
a
number
o Finding
a
clue
hidden
behind
a
picture
frame
o Forming
numbers
out
of
ropes
cut
to
specific
length.
• There
will
be
no
alcohol
served
in
the
tenant
space
• There
will
be
no
unusually
loud
sound
effects,
noise,
or
music.
Noise
or
music
shall
be
similar
to
a
business
office.
• Lighting
in
all
event
rooms
and
corridors
shall
be
comparable
to
standard
fluorescent
type
office
fixtures.
Dimming
of
lights
is
not
required.
• None
of
the
tasks
and
puzzles
rely
on
the
use
of
any
chemicals
or
combustibles
• There
are
no
”horror”
elements
of
any
kind.
• Physical
restraints
are
NEVER
used
by
staff
or
participants.
• No
physical
force
is
required
to
solve
any
of
the
concepts.
• No
puzzles
are
used
that
could
disorient
or
distract
an
individual
from
their
path
of
egress.
Event
Room,
procedures
for
activities:
• Prior
to
each
event,
participants
will
he
greeted
in
the
lobby
and
given
verbal
instructions
oh
how
to
proceed
in
order
to
complete
the
tasks
and
March 23, 2015 Code Review Thomas Douglas Architects Inc.
“Adventure Rooms” 196 Pleasant St.
Northampton, MA Northampton, MA
413-585-0641
2 of 12
solve
puzzles
as
well
as
provided
with
safety
instructions
about
locations
of
entry
and
exits.
• All
participants
will
be
under
live
video
and
audio
surveillance
at
all
times
during
the
event
by
the
trained
employees.’
• All
entry
and
exit
doors
to
event
rooms
will
remain
unlocked
at
all
times.
Business
Information:
• Number
of
employees:
o 1
employee
per
each
90-‐minute
event.
Eight
employees
on
a
call
or
rotation
schedule.
• Hours
of
Operation:
o By
appointment
only,
reservations
are
required
o Monday-‐Thursday:
12pm
-‐11pm
o Friday:
12pm-‐12am
o Saturday-‐Sunday:
10am
–
12
am
• Average
total
number
of
customers
per
2
hour
reservation
slot:
o 10
• Customer
Volume
o Expected
average
volume
of
30
to
40
customers
per
day,
over
a
10-‐
hour
period.
Conditions
for
Occupancy:
• There
shall
be
2
independent,
remote
means
of
egress
from
the
tenant
space
to
a
public
way
or
a
protected
exit.
• There
will
be
no
types
of
door
locks
on
Event
Room
doors.
All
Event
room
door
hardware
shall
be
passage
type
locksets.
(There
is
no
locking
device
in
a
passage
lock
set)
The
only
internal
room
with
lockable
doors
shall
be
the
bathrooms
and
storage
closets
with
privacy
locksets.
• There
shall
be
smoke
detectors
installed
throughout
the
space
giving
full
coverage.
The
smoke
detectors
shall
be
tied
into
the
fire
alarm
system.
• The
fire
alarm
panel
shall
be
an
independent
zone
for
this
tenant
space.
The
fire
alarm
system
shall
have
a
voice
evacuation
feature.
It
shall
meet
the
code
requirements
of
IBC
section
907.5.2.2,
and
NFPA
72,
Emergency
voice/alarm
communication
systems.
• The
Owner
shall
provide
a
written
evacuation
procedure
with
posted
evacuation
maps.
• Portable
Fire
extinguishers
shall
be
installed
and
maintained
as
per
IBC
906.
o Type:
Class
A
fire
hazards,
2-‐A
for
ordinary
(moderate)
hazard
occupancies.
o Locations:
At
each
required
means
of
exit
to
a
public
way
or
protected
exit.
Within
75
feet
travel
distance
from
the
most
remote
March 23, 2015 Code Review Thomas Douglas Architects Inc.
“Adventure Rooms” 196 Pleasant St.
Northampton, MA Northampton, MA
413-585-0641
3 of 12
part
of
each
space,
covering
a
maximum
area
of
1,500
square
feet,
and
conforming
to
NFPA
10.
• Pull
stations
shall
be
installed
at
each
required
exit
to
a
public
way
or
protected
exit.
• Emergency
lights
(means
of
egress
illumination)
shall
be
installed
throughout
the
space,
according
to
IBC
1006.
• Exit
signs
shall
be
installed
and
readily
visible
from
any
direction
of
egress
travel,
according
to
IBC
1011.
March 23, 2015 Code Review Thomas Douglas Architects Inc.
“Adventure Rooms” 196 Pleasant St.
Northampton, MA Northampton, MA
413-585-0641
4 of 12
CODE
REVIEW
March
23,
2015
“Adventure
Rooms”
76
Main
Street,
Lower
level
Northampton,
MA
Applicable
Building
Code:
MA
780
CMR
Eighth
Addition
IBC,
IEBC
International
EXISTING
Building
Code,
2009
ZONING
DISTRICT:
CB
PROPOSED
RENOVATIONS:
PROJECT
DESCRIPTION:
• Reconfigure
the
former
B
office
space.
The
proposed
“B”
use
space
is
to
be
used
as
series
of
interconnected
conference
room-‐like
spaces
that
are
called
“event
rooms”.
New
sheetrock
partition
walls
will
be
used
to
create
these
rooms.
See
definitions
of
B
use
below.
• New
exterior
entry
from
rear
alley
thru
existing
openings
in
brick
wall.
• New
wheelchair
accessible
lift
at
grade
change
between
entry
and
floor
level.
• New
entry
lobby.
• New
egress
to
existing
stair
linking
this
tenant
space
to
the
Building
lobby
and
exterior
egress
to
Main
Street.
• New
windows
in
rear
façade-‐
subject
to
fire
rating
and
proximity
to
property
boundaries.
• New
HVAC
systems
• New
accessible
toilet
rooms
• New
lighting
• New
Fire
alarm
system
to
be
tied
into
the
existing
building-‐wide
system
• New
fire
separations
between
adjacent
tenants,
egress
stairs,
storage
rooms,
elevator
mechanical
room,
and
boiler
room
where
necessary.
• New
sprinkler
systems
are
not
proposed.
March 23, 2015 Code Review Thomas Douglas Architects Inc.
“Adventure Rooms” 196 Pleasant St.
Northampton, MA Northampton, MA
413-585-0641
5 of 12
Building
Areas
Total
Area
(square
feet)
Lower
Level
(basement)
4,125
1st
Floor
4,125
2nd
Floor
4,125
3rd
Floor
4,125
4th
Floor
4,125
5th
Floor
4,125
Total
Building
area
24,750
Adventure
Rooms
area
(work
area)
2,798
%
Of
aggregate
area
of
total
building
11.3%
Occupant Load Calculation
(1004.4.1)
Former tenant Proposed tenant
“Adventure Rooms”
Storage S1 30 (8 occupants for
event rooms 1 and 4.
4 occupants for event
rooms 1 and 2.
3 staff, 3 waiting)
Construction
Type
• 3B
Sprinkler
System
• No
sprinkler
systems
exist
in
the
building.
No
new
systems
are
proposed.
See
below.
704.4
Fire
alarm
and
detection:
• There
is
a
fire
alarm
system
in
the
building.
The
system
will
be
modified
as
needed
to
meet
the
building
codes
and
additional
requirements
below.
Use
Groups
• This
is
a
former
B
space,
currently
being
used
as
a
S-‐1
moderate
storage
use
(retail
storage
and
general
building
storage)
• All
other
tenant
spaces
in
the
entire
building
are
B
uses.
• There
is
a
proposed
change
of
use
in
this
tenant
space
from
S
to
B.
o In
the
2009
IBC,
section
304,
the
closest
description
of
this
type
of
B
Business
use
is
“Training
and
Skill
Development,
not
within
a
school
or
academic
program.”
March 23, 2015 Code Review Thomas Douglas Architects Inc.
“Adventure Rooms” 196 Pleasant St.
Northampton, MA Northampton, MA
413-585-0641
6 of 12
o Additionally,
Table
303.1
lists
small
assembly
uses,
which
have
fewer
than
50
people,
as
B
uses.
Section
303.1,
exception
1
• Existing
separation
of
uses
within
the
overall
building:
unknown
• Proposed
separation
of
uses:
o Table
508.4:
Required
separation
of
Occupancies:
Separations
of
B
use
from
B
use:
o
hours
required.
o Since
this
building
does
not
have
sprinklers,
we
propose
a
1-‐hour
separation
between
Adventure
Rooms
and
other
building
tenants.
We
will
install
a
2-‐hour
separation
between
Adventure
Rooms
and
the
boiler/mechanical
room
and
the
building’s
main
egress
stair.
o This
building
is
classified
as
type
3B
construction.
This
is
comprised
of
Brick
exterior
walls
and
wood
framed
interior
walls.
The
exterior
walls
are
required
to
be
at
least
2
hour
rated.
Openings
in
a
2
hour
wall
which
is
located
adjacent
to
an
unoccupied
space
or
public
way,
30
feet
in
width,
accessed
from
a
street
by
a
posted
fire
lane
are
not
required
to
be
rated.
o The
exterior
wall
(entry
wall)
of
Adventure
Rooms
is
located
approximately
8
feet
from
the
centerline
of
the
rear
alley,
which
is
our
assumed
property
line
for
code
purposes.
o The
alley
is
not
a
public
way
or
a
posted
fire
lane.
Since
the
alley
seems
to
be
a
legal
right-‐of-‐way,
we
propose
to
define
the
property
line
as
the
center
of
the
alley.
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.
Chapter
9-‐
Change
of
Occupancy
Fire
Resistive
Required
Types
of
Construction,
Table
601
IBC
Building
Element Type
3B
Primary
Structural
Frame
0
Bearing
walls,
Exterior 2
Bearing
walls,
Interior 1
Nonbearing
walls
and
partitions,
exterior
0
Nonbearing
walls
and
partitions,
interior
0
Floor
construction
and
secondary
members
0
March 23, 2015 Code Review Thomas Douglas Architects Inc.
“Adventure Rooms” 196 Pleasant St.
Northampton, MA Northampton, MA
413-585-0641
7 of 12
Roof
construction
and
secondary
members
0
704
Fire
Protection:
704.2,
912.2.1
Automatic
sprinkler
systems
Automatic
sprinkler
systems
are
NOT
required
in
this
project
because
of
the
exceptions
in
704.2.2
and
MGL
148
26G
The
following
conditions
are
present:
(IEBC)
The
B
use
area
is
less
than
12,000
square
feet
The
B
occupancy
is
less
than
50
occupants
The
Level
2
work
area
does
not
exceed
50%
of
the
building
floor
area
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
greater
than
7,500
square
feet
(24,750
square
feet).
Major
alterations
are
work
which
is
“major”
in
scope
or
expenditure,
and
which
results
in
changes
affecting
a
substantial
portion
of
the
building”
as
defined
in
MGL
148
26G
Major
alterations
or
modifications
are
reasonably
considered
major
in
scope
when
such
work
affects
33%
or
more
of
the
total
gross
square
footage
of
the
building,
calculated
in
accordance
with
26G.
• The
reconfigurations
in
the
work
area
do
not
rise
to
the
level
of
“major
alterations”
because
the
work
area
for
this
project
is
less
than
33%
of
the
total
gross
square
footage
of
the
building
and
does
not
result
in
changes
affecting
a
substantial
portion
of
the
building
Major
alterations
or
modifications
are
reasonably
considered
major
in
scope
or
expenditure
when
the
total
cost
of
the
work
(excluding
costs
relating
to
sprinkler
installation)
is
equal
to
or
greater
than
33%
of
the
assessed
value
of
the
subject
building,
as
of
the
date
of
permit
application.
• The
costs
for
this
project
are
less
than
33%
of
the
assessed
value
of
the
building.
• Assessed
valuation
from
City
of
Northampton:
(building)
$1,765,720
• Approximate
construction
cost:
$100,000
• Construction
cost
as
a
percentage
of
assessed
value:
5.6%
March 23, 2015 Code Review Thomas Douglas Architects Inc.
“Adventure Rooms” 196 Pleasant St.
Northampton, MA Northampton, MA
413-585-0641
8 of 12
Level
1-‐work
requirements:
The
removal
and
replacement
or
the
covering
of
existing
materials,
elements,
equipment
or
fixtures
using
new
materials,
elements,
equipment
or
fixtures
that
serves
the
same
purpose
This
Project
will
have
new
metal-‐framed
walls
and
will
have
new
interior
finishes
and
lighting.
602.1
Interior
finishes:
All
newly
installed
wall
and
ceiling
finishes
shall
comply
with
the
IBC
603
Fire
Protection:
Alterations
shall
be
done
in
a
manner
that
maintains
the
level
of
fire
protection
provided.
This
Project
will
improve
the
level
of
fire
protection
that
is
currently
provided
by
installing
fire
rated
enclosures.
604
Means
of
Egress
Repairs
shall
be
made
in
a
manner
that
maintains
the
level
of
protection
provided
for
the
means
of
egress.
This
project
will
have
1
additional
means
of
egress
to
meet
the
minimum
number
of
2
exits.
606
Structural:
Jake
Smith
Structural
engineer
will
design
a
new
steel
lintel
for
the
expanded
entry
door
in
the
exterior
brick
wall.
607
Energy
Conservation:
See
711
below
Level
2
work
requirements:
The
reconfiguration
of
space,
the
addition
or
elimination
of
any
door
or
window,
the
reconfiguration
or
extension
of
any
system,
or
the
installation
of
any
additional
equipment.
This
project
will
have
1
exterior
wall.
It
is
currently
an
exposed
brick
wall
approximately
24”
thick.
This
brick
will
remain
exposed
to
the
interior
space.
701.3
Compliance
The
new
exterior
door
and
windows
will
comply
with
the
code
minimum
of:
March 23, 2015 Code Review Thomas Douglas Architects Inc.
“Adventure Rooms” 196 Pleasant St.
Northampton, MA Northampton, MA
413-585-0641
9 of 12
New
replacement
windows
will
have
a
maximum
U
value
of
0.4
New
entrance
doors
will
have
a
maximum
U
value
of
0.8
New
electrical
equipment
must
comply
with
section
708
Length
of
dead
end
corridors,
comply
with
705.6
There
are
no
proposed
dead
end
corridors.
Minimum
ceiling
height
of
newly
created
habitable
and
occupied
spaces
shall
be
7
feet.
705
Means
of
Egress
The
proposed
tenant
space
will
include
2
means
of
egress
Any
space
with
less
than
50
proposed
occupants
only
needs
1
means
of
egress
which
will
lead
to
a
choice
of
2
paths
of
egress.
Table
1016.1,
Exit
Access
Travel
Distance
Maximum
allowable
travel
distance
for
B
use,
without
sprinkler
system:
200
feet
Proposed
maximum
travel
distance
for
this
project:
120
feet
Corridor
width:
The
required
corridor
widths
for
this
project
are
not
less
than
44
inches.
Door
Hardware,
General
The
main
exit
doors
shall
have
panic
hardware.
All
other
doors
in
this
project
will
have
lever
handles.
Entrance
doors
and
interior
doors
to
an
event
room
shall
have
a
“passage
lockset”
(the
latch
bolt
is
retracted
by
the
grip
on
either
side).
There
are
no
locking
capabilities
of
this
type
of
lockset.
Lever
door
hardware
that
is
subject
to
locking
shall
be
the:
toilet
rooms,
and
storage
closets.
705.4.4
&
1008.1.10
Panic
Hardware
In level 2 work areas, Panic hardware is only required for A uses with
occupancies over 50.
1008.1.9.3 Locks and Latches. Locks and latches shall be permitted to prevent
operation of doors where any of the following exists:
Item 2 In buildings in occupancy Group A, B, F, M, S having an occupant load of
300 or less, … the main exterior door or doors are permitted to be equipped with
key-operated locking devices from the egress side provided:
2.1 The locking device is readily distinguishable as locked,
2.2 A readily visible durable sign is posted on the egress side on adjacent to the
door stating “ this door to remain unlocked when building is occupied. The sign
shall be in letters 1 inch high on a contrasting background and,
March 23, 2015 Code Review Thomas Douglas Architects Inc.
“Adventure Rooms” 196 Pleasant St.
Northampton, MA Northampton, MA
413-585-0641
10 of 12
2.3 The use of the key-operated locking device is revocable by the building
official for due cause,
1008.9.4
Bolt
Locks
Manually operated flush bolts or surface bolts are not permitted.
705.7
Means
of
Egress
lighting
All
means
of
egress
shall
have
compliant
exit
signs.
705.7
Exit
Signs
The
tenant
space
shall
have
compliant
egress
lighting
711
and
607
Energy
Conservation:
Level
1
and
2
alterations
are
permitted
without
requiring
the
entire
building
to
comply
with
the
International
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
certain
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
within
the
building
that
are
not
being
affected
do
not
heed
to
be
evaluated
and
do
not
nee
to
comply
with
the
energy
provisions.
Essentially
the
entire
building
is
not
required
to
meet
the
energy
provisions;
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
reconfiguration
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
within
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
reroute
the
ducts
to
various
spaces,
it
is
only
required
to
have
the
new
elements
meet
the
energy
provisions
and
not
the
entire
system.
Any
new
replacement
windows
will
have
a
maximum
U
value
of
0.4
Any
new
entrance
doors
will
have
a
maximum
U
value
of
0.8
None
of
the
existing
exterior
walls
or
the
roof
are
being
altered,
so
no
new
insulation
is
required.
Chapter
9-‐
Change
of
Occupancy
Table
912.4,
Means
of
Egress
Hazard
Categories:
B
occupancy:
Relative
Hazard:
4
S-‐1
occupancy:
Relative
Hazard:
4
The
change
of
use
from
S
to
B
results
in
an
equal
hazard
category
March 23, 2015 Code Review Thomas Douglas Architects Inc.
“Adventure Rooms” 196 Pleasant St.
Northampton, MA Northampton, MA
413-585-0641
11 of 12
806
Accessibility
CMR
521
Valuation
of
Project:
• The
costs
for
this
project
are
less
than
30%
of
the
assessed
value
of
the
building.
• Assessed
valuation
from
City
of
Northampton:
(building)
$1,765,720
• Approximate
construction
cost:
$100,000
• Construction
cost
as
a
percentage
of
assessed
value:
5.6%
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.
3.3.3
Alterations
by
a
tenant
do
not
trigger
the
requirements
of
3.3.1B
and
3.3.2
for
other
tenants.
The
proposed
tenant
space
will
have
2
accessible
toilet
rooms
and
2
accessible
entries.
A
new
wheelchair
lift
will
be
installed
next
to
the
new
exterior
door
allowing
accessible
entry
from
the
alleyway.
The
Adventure
room
tenant
space
is
designed
to
be
fully
accessible.
March 23, 2015 Code Review Thomas Douglas Architects Inc.
“Adventure Rooms” 196 Pleasant St.
Northampton, MA Northampton, MA
413-585-0641
12 of 12
End
of
Document