51 -009 CODE sunnyside Easthampton RdCode Review Thomas Douglas Architects Inc
Sunnyside Child Care, Northampton MA 196 Pleasant St.
Northampton, MA
413-585-0641
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CODE REVIEW
June 5, 2013
Owner: Sunnyside Child Care
557 Easthampton Road
Northampton, MA
Applicable Building Code: MA 780 CMR Eighth Addition
IBC, IEBC International EXISTING Building Code, 2009
ZONING DISTRICT:
PROPOSED RENOVATIONS:
PROJECT DESCRIPTION:
• Renovate the first floor of the existing building. Change the use of the
building to Day Care Facility
• Renovations of the building will include
a. Install new sheetrock walls and ceilings in selected
areas.
b. Install new paint, millwork
c. Install/renovate new kitchenette, toilet rooms and
selected light fixtures.
d. Retain existing electrical, plumbing, and HVAC system.
Extend the systems as necessary for new room
configurations.
e. Retain existing fire alarm and sprinkler systems-
supplement as necessary.
Use Groups, Section 310
Change from Group B business to I4 Day Care Facility.
Construction Type
3B
Code Review Thomas Douglas Architects Inc
Sunnyside Child Care, Northampton MA 196 Pleasant St.
Northampton, MA
413-585-0641
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According to the IEBC this renovation is being reviewed as:
Work Area Method, Level 2 and change of use.
Work Area Method Calculations
The existing building is 8,282 square feet.
The work area is 651 square feet
The work area is 8% of the aggregate area of the building.
This is a level 2 project.
Chapter 9 Fire Protection Systems: 704.2, 912.2.1
• 903.2.8 Group I4: An NFPA 13 automatic sprinkler system shall be provided
throughout all buildings with a Group I4 fire area. This building has a sprinkler
system installed throughout the building.
• 907.2.6 Group I4 Fire alarm and smoke alarm systems. This building has a
fire alarm system (with pull stations exit) installed on the 1st floor. Smoke
detectors will be installed. Existing antiquated heat detectors will be removed.
New CO detectors will be installed because of the gas fired water heater.
Other existing devices will be supplemented as needed by alterations.
Level 1 work requirements:
602.1 Interior finishes: All newly installed wall and ceiling finishes shall comply
with the IBC
Level 2 work requirements:
701.3 Compliance
Windows may be added without the light and ventilation requirements of the IBC.
None are being added.
New electrical equipment must comply with section 708
Length of dead end corridors, comply with 705.6. There are no dead end
corridors in this project.
Minimum ceiling height of newly created habitable and occupied spaces shall be
7 feet. All ceilings in the building except the basement former mechanical room
meet this requirement.
508.4.2:Allowable building area:
506.1 Building area modifications: Building areas from Table 503 shall be
permitted to be increased due to frontage and sprinklers. See table below for
calculations.
No modifications are necessary to meet the height and area requirements
for this project.
Code Review Thomas Douglas Architects Inc
Sunnyside Child Care, Northampton MA 196 Pleasant St.
Northampton, MA
413-585-0641
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Maximum Allowable Height/Area
(section 503-506)
Type 3B
Use: I4
With fully
sprinkled building
Maximum Height Allowed 2 story, 55 feet
Maximum Area Allowed (per floor) 13,000
Height Increase per 506 (new
allowed)
Sprinklers & frontage 3 stories, 75 feet
Area Increase per 506 (new
allowed)
Sprinklers & frontage 42,250
Proposed Areas by Floor, gross Basement, mech.
space
440
First Floor- Sunnyside
class space
7828
TOTAL 8,282
Proposed Height I4 Day care space 1 story, 30’ tall
Fire Resistive Required Types of
Construction, Table 601 & 602
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
No modifications are necessary to meet the fire resistive requirements for
this project.
Code Review Thomas Douglas Architects Inc
Sunnyside Child Care, Northampton MA 196 Pleasant St.
Northampton, MA
413-585-0641
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OCCUPANCY and TOILETS
This building will be licensed by the MA Department of Early Education and
Care and accredited by the National Academy of Early Childhood
Programs. The facility will be licensed for 80 children based on classroom
areas. The children will be between 18 months and 6 years old.
Occupant Load
Calculation
(1004.4.1)
Net area I4 use
Allowable by
IBC - not the Dept. of
Early Education
Proposed
35 net 4000 114
Staff 18
Children 80
Total 98
Toilets Required Staff
Required fixture
per sex
Number of
occupants
Total
Women 20 9 1
Men 20 9 1
Unisex accessible 1
Total proposed 3
Toilets Required Children
Required fixture
per sex
Number of
occupants
Total
Women (IBC required) 20 40 2
Men (IBC required) 20 40 2
Unisex accessible (Dept. of
Early Ed. required)
2
Total proposed 6
Note: The toilets in the classrooms are not built to handicapped accessible
standards. These toilets are in existing toilet room spaces. The fixtures will be
altered to meet Early Education requirements.
We are adding the unisex accessible toilets to meet the required Department of
Early Education fixture count standards and also to provide handicapped
accessible toilets in each classroom wing of the building as per CMR 521.
Although the code numbers above show separate men’s and women’s toilets, the
toilets in each classroom will be unisex. From what I read in the code, if the toilet
room is a single user toilet room, then the toilet room can be designated as
unisex.
Code Review Thomas Douglas Architects Inc
Sunnyside Child Care, Northampton MA 196 Pleasant St.
Northampton, MA
413-585-0641
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Fire Separations:
704.2.2.1 Mixed Uses
508.4 707.3.8 Separated Occupancies
The building will be completely occupied by the Sunnyside I4 use group. There
are no other uses or tenants.
Table 508.2.5 Incidental Accessory Occupancies
• Furnace room: Where any piece of equipment is over 400,000 BTU per hour
input, a 1 hour fire separation or sprinklers are required. There are no pieces
of equipment that trip this threshold.
• Laundry rooms over 100 square feet: a 1-hour fire separation or sprinklers are
required. This project has a 111 square foot laundry room, protected by a
sprinkler system.
1022 Exit Enclosures
With a sprinkler system and type 3B construction:
• Interior exit stairways and interior exit ramps shall be enclosed with Fire
Barriers constructed in accordance with 707. Exit enclosures shall have a fire
resistance rating of not less than 1 hour where connecting less than 4 stories.
• This proposed project has no interior exit stairs.
705 Means of Egress
The proposed tenant space will include 4 means of egress including the exit
through room 107, “common room”.
Egress, Day Care Facilities: 308.5, 310.1, Table 1004.1.1, Table 1015.1,a, Table
1021.2,e
1014.2 Egress through intervening spaces
Egress from a room or space shall not pass through adjoining or intervening
rooms or areas except where such adjoining rooms or areas and the area served
are accessory to one or the other, (are not group H0 and provide a discernible
path of egress travel to an exit.
This project has an exit through room 107 “ Common Room” “The code does not
limit the number of intervening or adjoining rooms through which egress can be
made, provided that all other code requirements are met (i.e. travel distance,
number of doorways, etc.) The intent is not that the accessory space be limited to
the 10 % area in section 508.2.1 but that the spaces be interrelated so that doors
between the space will not risk being blocked or locked.”
The proposed spaces will meet these requirements. Locks will not be installed on
room 107 doors, the path of egress will be kept clear, and all other code
requirements for egress are met.
Code Review Thomas Douglas Architects Inc
Sunnyside Child Care, Northampton MA 196 Pleasant St.
Northampton, MA
413-585-0641
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1021.2 Number of Exits
2 are required. This project will meet the number of exits requirement.
705.4.4 Panic Hardware
Panic hardware is only required for A uses with occupancies over 100. This
project does not have those uses or occupancies.
705.5.1 Corridor Doors
IBC 1018.1 does not require the corridors to be rated. A 0 hour rating is listed in
the table for a building with sprinklers.
1118.2 Corridor Width
44”. This project meets this requirement.
1018 Corridors
Exit access travel distance (1016.1) 200 feet. This project meets this
requirement.
1018.4 Dead ends
With an automatic sprinkler system, dead end corridors are limited to 50 feet.
This project does not have dead end corridors exceeding 50 feet.
1012.2 Handrail height
There are no existing stairs or ramps requiring handrails.
1208.2 Minimum Ceiling Height requirements
Minimum required ceiling height: 7’-6” This project meets this requirement.
805.2 705.7 Means of Egress Lighting
Means of egress lighting will be installed throughout the entire building.
805.3 705.7 Exit signs
Exit signs will be installed throughout the entire building at all exits.
705.4.2 Door swing.
All means of egress doors swing in the direction of travel. Any doors from a room
with an occupancy greater than 50 will have exit doors that swing in the direction
of travel.
705.4.4 Panic hardware:
Panic hardware is not required with an occupancy of less than 100
705.9 Guards
There are no stairs or ramps requiring guards.
Code Review Thomas Douglas Architects Inc
Sunnyside Child Care, Northampton MA 196 Pleasant St.
Northampton, MA
413-585-0641
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Exits Required
Exits
required
Exits
provided
Exit Width
stair
.3” per
occupant
Exit Width other
components
.2” per occupant
First Floor 2 4 36” min
36” min
Travel
Distance
(1016.1)
With NO
sprinkler
System
With sprinkler
System
Proposed max travel
distance
I4 use, 1st floor 200 ft 78 feet
711 Energy Conservation
IEBC 307.5 Energy
“Buildings undergoing a change in occupancy that would result in an increase in
demand for ether fossil fuel or electrical energy shall comply with the IBC Energy
Conservation Code”
This project and its change of occupancy will not result in an increase in demand
for ether fossil fuel or electrical energy.
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.
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 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
Code Review Thomas Douglas Architects Inc
Sunnyside Child Care, Northampton MA 196 Pleasant St.
Northampton, MA
413-585-0641
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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.
908 (Change of Occupancy) Electrical:
Where the occupancy of an existing building or part of an existing building is
changed to a place of assembly as described in NFPA 70, the electrical wiring
and equipment of the building or portion thereof that contains the proposed
occupancy shall comply with the applicable requirements of NFPA 70 whether or
not a change of occupancy group is involved. This section does not apply to this
project.
909 (Change of Occupancy) Mechanical:
Where the occupancy of an existing building or part of an existing building is
changed such that the new occupancy is subject to different kitchen exhaust
requirement or to increased mechanical ventilation requirements, the new
occupancy shall comply with the intent of the International Mechanical code
provisions. This section does not apply to this project.
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.
This project’s construction costs will probably be greater than 30% of the
assessed value. The building will be constructed to meet the requirements of 521
CMR. There are no changes of level inside of the existing 1st floor. The basement
is an unused former mechanical room. The attic is accessed by a pull down attic
stair. The front door and all exits are at grade. There will be accessible toilet
rooms. All spaces are on an accessible route.
End of Document