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37-064 140224 Phillips Code Review BUILDING ENVELOPE REPAIRS PHILLIPS ENTERPRISES CODE REVIEW Date: 24 February 2014 Project Name: Building Envelope Repairs Phillips Enterprises Project Number: SBA #002617.000 Building Name: CNC Building Building Address: Phillips Enterprises 149 Easthampton Road Northampton, MA 01060 APPLICABLE CODES AND REQUIREMENTS The following codes are presently adopted in the State of Massachusetts: Building: Massachusetts State Building Code (MSBC), 8th Edition, which is an amended version of the 2009 International Building Code and the 2009 International Existing Building Code. Accessibility: Massachusetts Architectural Access Board (MAAB), 521-CMR. Electrical: Massachusetts Electrical Code, 527-CMR, 12.00. The Massachusetts Electrical Code is an amended version of the 2011 National Electrical Code (NFPA 70). Elevators: Massachusetts Elevator Regulations, 524-CMR. Fire Prevention: Massachusetts Fire Prevention Regulations (MFPR), 527-CMR. Mechanical: International Mechanical Code, 2009, as adopted and amended by the MSBC (Chapter 28). Plumbing: Massachusetts Fuel Gas and Plumbing Codes, 248-CMR. Other: National Fire Protection Association (NFPA) Standards, as referenced by the MSBC and the MFPR. Project Description: The project is focused on the repair of the exterior envelope, including the roof, of the CNC Building of Phillips Enterprises. The entire roof structure will be replaced on the CNC Building due fire damage. The interior of the space will also be refinished due to smoke, fire, and water damage. Scope Summary: Phillips Enterprises, a wood product retail display manufacturer, suffered damages to part of their facility after a fire on December 5, 2013. Affecting only a small section of the 65,000 square foot complex, the fire began in the waste and dust collection system of one of the pieces of CNC manufacturing equipment. The CNC Building is a 3,600 space has an existing steel frame structure and metal panel exterior skin. The west wall is of the building is the exterior masonry bearing wall of an adjacent building. The roof structure (damaged by fire and being replaced) consists of wood framed trusses. The structure is slab on grade. There are four existing overhead doors and one man door that are used for moving raw materials and finished products in CODE REVIEW Phillips Enterprises Building Envelope Repairs 24 February 2014 Page 2 of 7 and out of the space. In addition, there are two man doors and one overhead door that connect to other spaces in the facility. The building is currently equipped with an automatic fire suppression system. The scope of the repair is contained within the 3,600 square feet of the CNC Building. There is no change of use proposed in this scope of work. Roof Structure: Fire damage to the roof trusses and supporting wood frame consists of approximately 20 trusses and 40 linear feet of supporting 2x12 framing, respectively. This amounts to approximately 38% of the roof truss system. It was determined by the Building Official that the load capacity of the existing roof trusses did not meet the current building code. Therefore, both the damaged and undamaged trusses are to be replaced in their entirety. The roof will be reframed with pre-engineered wood trusses spaced 2’-0” on center with plywood roof sheathing. New framing will be provided to connect the trusses to the existing steel columns. A new wood stud knee wall be located on the existing masonry wall to support the trusses. An asphalt roof will be installed to match other buildings in the facility. Building Envelope: Interior finishes and building insulation were removed due to damage by smoke, fire and water. In order to meet the Stretch Energy Code adopted by the City of Northampton, new insulation will be provided within the existing wall cavities and the roof. New gypsum wall board will be installed to finish off the interior of the space. Electrical System: As part of the renovation, all existing electrical systems will be removed. New electrical panels and junction boxes and panels with weather tight enclosures to prevent dust accumulation will be installed. Where appropriate, existing conduit will be reused by blowing the conduits (and enclosed wiring) dry with compressed nitrogen. In addition, the existing light fixtures will be removed and replaced. Sprinkler System: The existing sprinkler system will be removed and reinstalled to coordinate with the new roof structure. Construction Type: Type VB. The building is constructed with a variety of materials: masonry bearing wall on the west and with a steel frame on the east side of the building. Wood framing supports metal panel exterior skin and wood trusses support an asphalt roof. Allowable Height: There is no change to the existing height of the building because an addition is not planned as part of the project scope. Actual Height: The existing building is a single story (20’-0” to the underside of the trusses and 27’-0” to the peak of the roof). Allowable Area: Analysis not performed because an addition is not planned as part of the project scope. Actual Area: Total Area of Building Complex: 65,000 SF Area in Work Area: Total Area in Work Area: 3,600 SF (5.5% of Phillips Enterprises facility) CODE REVIEW Phillips Enterprises Building Envelope Repairs 24 February 2014 Page 3 of 7 CHAPTER 34 EXISTING STRUCTURES The alteration, repair, addition and change of occupancy of existing buildings shall be controlled by the provisions of the International Existing Building Code 2009 (IEBC 2009) it’s appendices, and as modified with Massachusetts State Building Code (MSBC), 8th Edition Amendments. CHAPTER 1 SCOPE AND APPLICATION 101.5 Compliance methods: The scope of work previously described will comply with the Existing Building Code of Massachusetts and utilize the Prescriptive Method. 101.9 Cumulative Effects of Alterations, Additions, or Changes of Occupancy on Structural Elements: The scope of work includes new roof framing, but does not include structural work that will affect the foundation, floor, columns, or lateral braces. There is no change of use. 101.10 Masonry Walls: Existing masonry walls do not have to comply with the provisions of Appendix A1 because the following conditions do not exist: 1. The work area exceeds 50% of the aggregate building - The scope of repairs only represents 5.5% of the aggregate building. 2. An occupancy increase of more than 25% and to a total of 100 or more – Estimated occupancy of the building is 18 occupants. The scope of repairs does not increase the occupancy. 3. A change of occupancy to a relative hazard category of 1 or 2 per Table 912.5 - The scope of repairs does not result in a change of occupancy to the building. The Phillips Enterprises facility remains mixed occupancy - Business Group B, Factory Group F and Storage Group S. 4. A Level 2 Alteration, as defined by section 404, to an Occupancy Category IV per ASCE 7 – The CNC Building is not being reclassified an Occupancy Category IV based on the scope of repairs. 102.2.1.1 Major Alterations: Due to the scope of alterations, M.G.L. c. 148, § 26G, which requires an adequate system of automatic sprinklers to be installed in buildings or structures totaling more than 7,000 square feet (aggregate) may be enforced by the local fire official. The existing building has automatic sprinklers currently installed. 102.2.1.2 Other Cases Where Required: Fire protection systems are required for the following cases: 1. Carbon monoxide alarms are required by code 2. Existing buildings or portions thereof when changed in use to an A-2 Nightclub occupancy 3. Automatic fire suppression systems are required in municipalities which have adopted the provisions of M.G.L. c. 148, § 26H or I; also see M.G.L. c. 143, § 97A, and M.G.L. c. 148, § 26G½ relative to statutory prospective and retroactive sprinkler requirements for A-2 nightclubs and similar uses CODE REVIEW Phillips Enterprises Building Envelope Repairs 24 February 2014 Page 4 of 7 The existing building has automatic sprinklers currently installed. 102.2.1.3 Change in Commodity or Storage Arrangement: The existing occupancy classifications per NFPA 13 and NFPA 25 remain the same as there is no change in occupancy. CHAPTER 3 PRESCRIPTIVE COMPLIANCE METHOD SECTION 301 GENERAL 301.1 Scope: The scope of repairs and changes of occupancy designations previously described allow for the Prescriptive Compliance Method to be used and will comply with Chapter 3 of the IEBC as modified with Massachusetts Amendments. 301.2 Building materials: Building materials used in the scope of repairs shall comply with this section of the code. SECTION 302 ADDITIONS 302.1 General: There is no addition associated with this project. Repairs to the building will not cause the building to be in violation of the IBC. There is no change to the overall height and area of the existing building. 302.2 Flood hazard areas: The project is not located in a flood hazard area or on coastal dunes therefore the provisions in 780 CMR Appendix G are not applicable. 302.3 Existing structural elements carrying gravity load: There is no addition associated with this project therefore there is no change in the existing design gravity load of structural elements. 302.4 Existing structural elements carrying lateral load: There is no addition associated with this project therefore there is no change in the existing design lateral load of structural elements. SECTION 303 ALTERATIONS 303.1 General: The scope of repairs will not reduce the conformance of the existing building or any structural member to the IBC or Massachusetts State Building Code. The existing building will be no less conforming than prior to the scope of work. The new roof trusses and supporting structure, reinstallation of sprinklers, and replacement electrical systems will comply with the IBC and the Massachusetts State Building Code. 303.2 Flood hazard areas: The project is not located in a flood hazard area or on coastal dunes therefore the provisions in 780 CMR Appendix G are not applicable. 303.3 Existing structural elements carrying gravity load: The design gravity load for existing structural elements will not be increased due to the scope of repairs in the project therefore the structural elements will remain unaltered. CODE REVIEW Phillips Enterprises Building Envelope Repairs 24 February 2014 Page 5 of 7 303.4 Existing structural elements carrying lateral load: The design gravity load for existing structural elements will not be increased due to the scope of repairs in the project therefore the structural elements will remain unaltered. 303.5 Voluntary seismic improvements: There are no voluntary seismic improvements to existing structural elements proposed in the scope of repairs. 303.6 Means of egress capacity factors: The exit capacity, number of means of egress, and arrangement of the existing means of egress from the buildings meets the new construction requirements of the Code. This renovation project does not include work to the existing exits. All renovated areas will be provided with compliant means of exit access to the building corridors. Referring to Section 102.2.2.1 Existing Non-Conforming Means of Egress, there are no non-conforming means of egress. None of the four conditions listed below exist and therefore do not need to be corrected. Based on the overall square footage of the CNC Building is 200. 1. Number of means of egress – Per Table 1021.1, if there is 1-500 occupants a minimum of 2 exits are to be provided. There are currently three exits – one directly to the exterior and then two separate exits into adjacent buildings. 2. Exit capacity – Per Table 1005.1, the egress width per occupant is .2 inches because the complex is sprinklered. With 200 occupants in the building, the required width is 40 inches. The existing three egress doors provide 108 inches of capacity. 3. Means of egress accessibility – The existing building has signage and emergency lighting in place to allow occupants safe passage to the egress locations. 4. Use Group A-2 Nightclub – There are no A-2 Use groups in the building. SECTION 304 REPAIRS 304.1 General: The roof trusses being replaced in the scope of work are considered structural repairs and all work be done in accordance with the requirements of the IBC and the Massachusetts State Building Code. 304.1.1 Dangerous Conditions: It was determined by the Building Official that the both the damaged roof trusses and the remaining trusses were both considered to pose a safety risk. 304.2 Substantial structural damage to vertical elements of the lateral-force-resisting system: There are no repairs to damaged vertical structural elements of the lateral force resisting system as part of the project’s scope of work. 304.3 Substantial structural damage to gravity load-carrying components: There are no repairs to damaged gravity load carrying structural components as part of the project’s scope of work. 304.4 Less than substantial structural damage: All new structural members and connections will comply in accordance with the requirements of the IBC and the Massachusetts State Building Code. CODE REVIEW Phillips Enterprises Building Envelope Repairs 24 February 2014 Page 6 of 7 304.5 Flood hazard areas: The project is not located in a flood hazard area or on coastal dunes therefore the provisions in 780 CMR Appendix G are not applicable. SECTION 305 FIRE ESCAPES 305.1 Where permitted: There are no existing fire escapes used as part of the Student Union egress. Sections 305.2, 305.3, 305.4 and 305.5 do not apply to this project. SECTION 306 GLASS REPLACEMENT 306.1 Conformance: The installation or replacement of glass shall be completed as if it were a new installation. SECTION 307 CHANGE OF OCCUPANCY 307.1 Conformance: The scope of repairs does not result in a change of occupancy. 307.2 Certificate of occupancy: To be determined by the code official. 307.3 Stairways: The existing space is single story and there are no stairs. 307.4 Seismic: The scope of repairs does not result in the overall building being reclassified to a higher occupancy category. 307.5 Energy: The change of occupancies included in the scope of repairs will not increase the overall demand for fossil fuel or electrical energy in the building. 307.8 Mechanical: The scope of work does not result in a change of occupancy. SECTION 308 HISTORIC BUILDINGS 308.1 Historic buildings: The CNC Building is not considered a historic building. 308.2 Flood hazard areas: The CNC Building is not located in a flood hazard area or on coastal dunes. SECTION 309 MOVED STRUCTURES 309.1 Conformance: The CNC Building has not been moved and does not need to comply with the provisions for new structures. SECTION 310 ACCESSIBILITY FOR EXISTING BUILDINGS 310.1 Scope: The scope of repairs shall be constructed to in accordance with 521 CMR. The value of the proposed work exceeds $100,000 but is less than 30% of the assessed value of the building, so according to Section 3.3.1(b) of 521 CMR (Architectural Access Board Rules and Regulations) the work being performed is required to comply with 521 CMR. CODE REVIEW Phillips Enterprises Building Envelope Repairs 24 February 2014 Page 7 of 7 The CNC Building has an accessible egress, but is a manufacturing space that has limited amenities. An accessible public entrance, toilet room, and drinking fountain in compliance with 521 CMR are provided elsewhere in the facility. MAAB Jurisdiction, 521 CMR Section 3: Referring to 521 CMR 3.3 EXISTING BUILDINGS “all additions to, reconstruction, remodeling, and alterations or repairs of existing public buildings or facilities, which require a building permit or which are so defined by a state or local inspector, shall be governed by all applicable subsections in 521 CMR 3.00: JURISDICTION.” Per 521 CMR 3.3.1, “if the work being performed amounts to less than 30% of the full and fair cash value of the building and 521 CMR 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, telephone, drinking fountain (if toilets, telephones and drinking fountains are provided) shall also be provided in compliance with 521 CMR.” Per 521 CMR 3.3.2, “if the work performed, including the exempted work, amounts to 30% or more of the full and fair cash value (see 521 CMR 5.00) of the building the entire building is required to comply with 521 CMR.” Per 521 CMR 3.5 WORK PERFORMED OVER TIME, “when the work performed on a building is divided into separate phases or projects or is under separate building permits, the total cost of such work in any 36 month period shall be added together in applying 521 CMR 3.3, Existing Buildings.” Conclusions: The value of the Scope of Work items summarized above does exceed the lower limit set forth per 521 CMR 3.3.1.b for cost of work, but does not cross the cost of work threshold set in 521 CMR 3.3.2. The work being performed within the Scope will comply with 521 CMR. An existing accessible public entrance is provided, as are 521 compliant toilet rooms and drinking fountains. The project will provide accessibility within the spaces being altered. Accessibility of existing egress paths will be maintained. In addition, the work performed over the last 36 months equals a value less than 30% of the full and fair cash value of the building and therefore the entire building does not need to comply with 521 CMR. • The estimated cost for the proposed work for the proposed interior renovations in the CNC Building is $200,000 • Permitted work to date over the last 36 months is $0. • The assessed value of the Phillips Enterprises facility is $1,340,930. • The value of proposed work being performed under this contract plus the value of work completed over the last 36 months is equal to 15% of the full and fair cash value of the building.