32C-162 223 Pleasant Code 2018-02-05Code Review Estes Architecture and Design, LLC
Renovations for Sylvester’s Restaurant Northampton, MA 01060
Northampton, MA 01060 413-320-6199
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CODE REVIEW December 15, 2017
Roberto’s Restaurant
111 Pleasant Street
Northampton, MA
Applicable Building Code: MA 780 CMR Eighth Addition
IBC, IEBC International EXISTING Building Code, 2015
Parcel: 32C-162
ZONING DISTRICT: CB
Proposed Renovations:
Project Description:
• Renovate existing restaurant space and add 3 new toilet rooms.
Use Groups
• The existing use is restaurant which is an A-2 Assembly use. There is no
change of use.
• 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
• 5B, Combustible exterior, combustible framing.
Valuation of Project:
• This project’s construction costs are: $280,000
• The assessed value of the building is: $351,000
• The cost of the project is 80% of the assessed valuation.
Areas
The total building area is 4,102 square feet.
The proposed renovated work area is: 1 story, 1,320 square feet
Existing Building Areas by floor:
Basement: 642 sf
1st floor: 3,460 sf
Total: 4,102 sf
Code Review Estes Architecture and Design, LLC
Renovations for Sylvester’s Restaurant Northampton, MA 01060
Northampton, MA 01060 413-320-6199
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Proposed work areas for this project:
A-2 area proposed: 1,285 sf
Total proposed work area: 1,285 sf
780 CMR:
102.6.1 Laws in Effect. Unless specifically provided otherwise in this code, and narrow
to the provisions of this code, any existing building or structure shall meet and shall be
presumed to meet the provisions of the applicable laws, codes, rules or regulations,
bylaws or ordinances in effect at the time such building or structure was constructed or
altered and shall be allowed to continue to be occupied pursuant to its use and occupancy,
provided that the building or structure shall be maintained by the owner in accordance
with this code.
According to the IEBC this renovation is being reviewed as:
Work Area Method, Chapter 4. Applicable Sections are:
Chapter 7- Alterations Level 1- New finishes and fixtures
Chapter 8- Alterations Level 2 - New construction.
Work Area Method Calculations
The total building area is 4,102 square feet.
The existing renovated space is 1 story, 1,285 square feet
The work area is 30.1% 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 505.1)
The work area includes reconfiguration of the space, enlargement of an interior
opening, 3 new toilet rooms, and the reconfiguration of systems (HVAC, plumbing
and electrical). 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.
702.1 (IEBC) Interior finishes: All newly installed wall and ceiling finishes,
interior trim, and interior flooring (all new carpet to have minimum of DOC-FF-1)
shall comply with the IBC.
703.1 (IEBC) 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.
Code Review Estes Architecture and Design, LLC
Renovations for Sylvester’s Restaurant Northampton, MA 01060
Northampton, MA 01060 413-320-6199
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704.1 (IEBC) Means of Egress
Repairs shall be made in a manner that maintains the level of protection provided
for the means of egress.
Level 2 work requirements:
801.3 (IEBC) Compliance
801.3.2 Newly installed electrical equipment stall comply with the
requirements of Section 808.
New electrical equipment must comply with section 808
804.4 (IEBC) Fire Alarm and Detection
Existing 5 Zone Fire Alarm and Digital Communicator to Remain.
805.4.4 Panic Hardware
In level 2 work areas, Panic hardware is only required for A uses with occupancies
over 100.
The Occupancy is 95 (below 100).
805.6 Dead-end Corridors
Dead-end corridors in any work area shall not exceed 35’-0”.
The longest dead end corridor length is 10’-10”.
805.7 Means of Egress lighting
All means of egress shall have compliant egress lighting.
805.8 Exit Signs
The renovated space will have compliant exit signs.
OCCUPANCY
Occupant Load Calculation
(1004.4.1)
Max occupancy
based on seat
count
Roberto’s 95 A-2 use
Toilets:
Required fixtures:
Occupancy: 48 women/48 men
1/30 women @ 48 women = 2 toilets
1/60 men @ 48 men = 1 toilet
Code Review Estes Architecture and Design, LLC
Renovations for Sylvester’s Restaurant Northampton, MA 01060
Northampton, MA 01060 413-320-6199
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711 and 811 Energy Conservation:
Level 1 and Level 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.
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 need 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.
IBC Figure 903.2 Automatic Sprinkler Thresholds
A-2, Fire area > 5,000 sq ft or fire area occupant load > 100 or fire area above/below
level of exit discharge.
Total square foot is 4,102 and occupant load is 95.
SPRINKLERS ARE NOT REQUIRED.
IBC Table 107.2 Exit Access Travel Distance:
For A-2 use without sprinklers: 2oo ft maximum allowable exit access travel distance.
The travel distance is 108 feet from the most remote space in the space (the rear of
the storage room) to the furthest exit door (front entry).
IBC 1006.2.1 Common path of egress travel:
For A-2 use and without sprinklers: 75 ft maximum allowable common path of travel.
The common path of travel from the most remote corner of the dining the to a
point where there are 2 choices of exit routes is 64’-6”.
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.
Code Review Estes Architecture and Design, LLC
Renovations for Sylvester’s Restaurant Northampton, MA 01060
Northampton, MA 01060 413-320-6199
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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 are:
The assessed value of the building (assessors web site) is: $351,000
Estimated Construction costs: $±280,000 (80% of total value)
This project’s construction costs are more than 30% of the assessed value of the
building and over than $100,000. It will meet ADA standards for public spaces.
A new accessible ramp built to accessible standards is proposed for the front entry
on Pleasant Street.
Three new toilet rooms will be installed in the workspace. Two toilet rooms will be
built to accessible standards. One toilet room will not be built to accessible
standards. The AAB code allows this non-accessible toilet room.
With the exception of the bar top the first floor public area is designed to be fully
accessible.
The new bar does not need to be built to the accessible height because table
service is available and accessible seating is offered adjacent to the bar at 29-inch
tall tables.
The retail portion of the bar (order/pickups) is 36” tall and complies with ADA
standards.
A minimum of 5% of the seats (4 seats) is required to be accessible and we meet
this requirement with 4 positions.
An accessible route is provided throughout the public spaces.
End of Document