Herrells Code Review 12-17-15
CODE REVIEW December 17, 2015
Thornes Marketplace
Herrell's
150 Main Street
Northampton, MA
Applicable Building Code: MA 780 CMR Eighth Addition
IBC, IEBC International EXISTING Building Code, 2009
ZONING DISTRICT: CB
Proposed Renovations:
Project Description:
Renovate storage, mechanical, and business areas for tenant use.
Use Groups
The space combination of a current A-2 use and a former B or A use (L’Oasis, Night club).
The proposed use is A-2 Assembly. No change of use is proposed for the work areas.
The current level of safety or sanitation will NOT be reduced and the portions altered shall conform to the requirements of the IBC, including interior finishes, interior floor finishes,
and interior trim.
Construction Type
3B
Valuation of Project:
This project’s construction costs are: $110,000
The assessed value of the building is: $3,854,400
The cost of the project is 2.8% of the assessed valuation.
Areas
The total building area is 76,876 square feet.
The proposed renovated work area is: 2 story, 2,847 square feet
Existing Areas by floor:
1. Ground floor: 10,720 sf
2. Lower Level: 16,582 sf
3. 1st floor: 16,440 sf
4. 2nd floor: 16,522 sf
5. 3rd floor: 16,522 sf
Total: 76,876 sf
Proposed work areas by use:
A-2 area proposed:
New kitchen, 1st floor 615 sf
New kitchen, 2nd floor 593 sf
Existing 1st floor retail space 1,112 sf
Total proposed work area: 2,317 sf
704 Fire Protection: The building will be fully sprinkled. There are existing sprinklers in a portion of the existing space. We are reconfiguring the sprinkler layout in the work area
to conform to the new layout. There will be no modifications to the areas outside of the work area.
704.4 Fire alarm and detection:
The building has a fire alarm system in all areas. It will be maintained and altered as necessary in the work area.
According to the IEBC this renovation is being reviewed as:
Work Area Method, Chapter 4. Applicable Sections are:
Chapter 6- Alterations Level 1- New finishes and fixtures
Chapter 7- Alterations Level 2 - New construction.
Fire Resistive Required Types of Construction, Table 601 IBC
Building Element
Type 3B
Primary Structural Frame
0
Bearing walls, Exterior
2
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
Work Area Method Calculations
The total building area is 76,786 square feet.
The existing renovated space is 2 stories, 2,847 square feet
The work area is 3.7% of the aggregate area of the building.
The work area comprises less than 50% of aggregate area of the building; therefore this is not a level 3-alteration project. IEBC section 405)
The work area includes reconfiguration of the space, the addition new interior opening and the reconfiguration of systems (HVAC). Most of this project will be classified as a level 2
project. Part of the project will be classified as a level 1 project. The alterations will follow level 2 guidelines.
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 interior walls, doors, 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 not affect the level of fire protection that is currently provided.
604 Means of Egress
Repairs shall be made in a manner that maintains the level of protection provided for the means of egress.
606 Structural:
None proposed
607 Energy Conservation:
See 711 below
701.3 Compliance
New electrical equipment must comply with section 708
Minimum ceiling height of newly created habitable and occupied spaces shall be 7’-6” feet.
OCCUPANCY
Occupant Load Calculation (1004.4.1)
Max occupancy
Herrell’s Ice Cream
33 seats
16 standing
10 employees
Total: 59
A-2 use
Toilets:
There are common toilets in the building within 300 feet.
704 Fire Protection:
704.2, 912.2.1 Automatic sprinkler systems
Automatic sprinkler systems will be upgraded in the work area as needed.
705 Means of Egress
The proposed work will include 2 means of egress. There will not be a reduction of means of egress in any part of the building.
IBC Table 1016.1 Exit Access Travel Distance:
For a-2 use and sprinklers: 250 ft maximum allowable travel distance.
The travel distance is less than 250 feet to an exit door.
705.4.4 Panic Hardware
Panic hardware will be installed on all exit doors.
705.7 Means of Egress lighting
All means of egress will have compliant exit signs.
705.7 Exit Signs
The renovated space will have compliant egress lighting
711 and 607 Energy Conservation:
Level 1 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 need 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.
There are no new exterior walls.
Existing concrete floor slab: No changes to existing.
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 a new kitchen area and a new retail service counter. (reconfiguration of space and equipment).
701.3 Compliance
Windows may be added without the light and ventilation requirements of the IBC
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 from 1st floor areas.
The small 2nd floor of the new kitchen will have 1 means of egress. Low occupancy (6 people) and sprinklers make this this single egress allowable.
705.4.4 Panic Hardware
In level 2 work areas, Panic hardware is only required for A uses with occupancies over 100. This project does not have this occupancy count.
1008.1.10 panic hardware requirement
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 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,
2.3 The use of the key-operated locking device is revocable by the building official for due cause,
705.7 Exit Signs
All means of egress shall have compliant exit signs.
705.7 Means of Egress lighting
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.
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.
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.
On May 13, 2015 The Architectural Access Board of Massachusetts granted 150 Main Street accessibility variances of all non-complying areas (Docket Number: V14-347).
The new kitchen is accessible from the front entry. It is an employee only area. The toilet room in the employee only area is not regulated by the AAB.
There is an existing raised floor area in Harrell’s. It will remain.
A new ramp connecting the interior of Thornes to Herrell’s will be constructed as a separate project from Herrells. It will be complete when Herrell's requests a CO.
End of Document