Thornes Skywalk CodeCode Review Thomas Douglas Architects Inc
Thornes Marketplace 196 Pleasant St.
Northampton, MA
413-585-0641
1 of 5
CODE REVIEW July 29, 2016
Thornes Marketplace
Level 1, “Skywalk” Rear egress to the parking garage.
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:
• Remove the existing vestibule.
• Install a new vestibule dimensioned to meet the AAB code. Vestibule will
have new egress doors and automatic door openers.
Use Groups
• No Change of use groups
• Existing uses
• B, Business
Construction Type
• 3B
Sprinkler System
• The building is fully sprinkled. Existing distribution will be modified with
the new wall locations.
Fire and Smoke Alarm & Detection
• A fire alarm system is installed throughout the entire building. It will be
upgraded and modified as necessary during this renovation.
According to the IEBC this renovation is being reviewed as:
Work Area Method, Chapter 4
Code Review Thomas Douglas Architects Inc
Thornes Marketplace 196 Pleasant St.
Northampton, MA
413-585-0641
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Fire Resistive Required Types of
Construction, Table 601
Building Element Type 3B
Primary Structural
Frame
0
Bearing walls, Exterior 2
Bearing walls, Interior 0
Nonbearing walls and
partitions, exterior
1
Nonbearing walls and
partitions, interior
0
Floor construction and
secondary members
0
Roof construction and
secondary members
0
Work Area Method Calculations
See below for areas
Level 1-work requirements:
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.
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:
There are no structural changes in this project.
607 Energy Conservation:
See 711 below
Level 2 work requirements:
Code Review Thomas Douglas Architects Inc
Thornes Marketplace 196 Pleasant St.
Northampton, MA
413-585-0641
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701.3 Compliance
The work area comprises less than 50% of aggregate area of this floor. The work
area includes reconfiguration of the space, the addition of new doors, and the
reconfiguration of systems (HVAC). The project will be classified as a level 1
project. The alterations will follow level 2 guidelines. The area of the project is 54
square feet.
Windows may be added without the light and ventilation requirements of the IBC.
New electrical equipment must comply with section 708.
This project will have some new electrical work.
Length of dead end corridors, comply with 705.6. None exist in this project.
Minimum ceiling height of newly created habitable and occupied spaces shall be 7
feet. This project has compliant ceiling heights.
703.4 Interior finishes:
Interior finishes: All newly installed wall and ceiling finishes will comply with the
IBC.
704 Fire Protection:
704.2 Automatic sprinkler systems
• The building is fully sprinkled. Existing distribution will be modified with
the new wall locations.
704.1.1, 1018 Corridor Ratings
There are no proposed corridor walls.
704.2.2.1 Mixed Uses
Table 508.4, IBC
Table 508.4 of the IBC does not require fire separations between B uses.
The proposed work area does not include any mixed uses. There is no change of
use groups for this space. The building is fully sprinkled. No new fire separations
are required.
704.4 Fire alarm and detection:
A fire alarm system is installed throughout the building. Devices will be repaired
and replaced as required.
The existing building-wide system reports to a central station.
The existing building-wide system has horn strobes & pull stations in common
areas and exits.
Means of Egress There are no changes to the existing number of means of egress.
Code Review Thomas Douglas Architects Inc
Thornes Marketplace 196 Pleasant St.
Northampton, MA
413-585-0641
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Note- this exit to the parking garage will be closed during the construction period.
There are 4 other egresses in other parts of the building. They are adequate for the
occupancy.
705.3.1.2 Fire Escapes
None are proposed.
705.4.4 Panic Hardware
Panic hardware will be installed on new doors
705.5.1 Corridor Doors
The corridor outside of the tenant area is not required to be fire resistant.
705.5.3 Other Corridor openings
Not applicable.
705.7 Means of Egress lighting
All means of egress shall have compliant exit signs. This project will include a new
exit sign.
705.7 Exit Signs
All means of egress shall have compliant egress lighting. This project will include
new emergency lighting placed as shown on the drawings.
705.9 Handrails
No stairs or handrails are in this work area.
705.9 Guards
No guards are in this work area.
709.2 Mechanical, Altered existing systems.
The following requirements will be met:
In mechanically ventilated spaces, existing mechanical ventilation systems that are
altered, reconfigured, or extended shall provide no less than 5 cfm per person of
outdoor air and not less than 15cfm of ventilation air per person.
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.
All new front entrance doors have a maximum U value of 0.8
Code Review Thomas Douglas Architects Inc
Thornes Marketplace 196 Pleasant St.
Northampton, MA
413-585-0641
5 of 5
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 June 19, 2012 the AAB issued a variance for this project granting the use of power
door openers in lieu of a level floor in front of the doors.
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 work area will be fully accessible.
Schedule:
Start construction fall 2016
Completion in 2 months.
End of Document