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32C-001 150 Main St Thornes Office Suites, 360 Code ReviewCode Review Thomas Douglas Architects Inc Thornes Marketplace 196 Pleasant St. Northampton, MA 413-585-0641 1 of 5             CODE  REVIEW            September  11,  2015   Thornes  Office  Suites   3rd  Floor  Tenant,  #354-­‐364   Thornes  Marketplace   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:   • Install  new  interior  walls  to  create  private  offices.    Each  office  will  have  a   door  accessing  a  common  corridor.     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 2 of 5       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:   701.3  Compliance   Code Review Thomas Douglas Architects Inc Thornes Marketplace 196 Pleasant St. Northampton, MA 413-585-0641 3 of 5 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).  Most  of  this  project  will  be  classified  as  a  level   1  project.  Part  of  the  project  will  be  classified  as  a  level  1  project.  The  alterations   will  follow  level  2  guidelines.       See  attached  spreadsheet  for  area  calculations.     Windows  may  be  added  without  the  light  and  ventilation  requirements  of  the  IBC.   This  project  will  have  one  new  skylight  in  the  existing  roof.   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.     703.2.1  Existing  Vertical  openings:   Other  than  existing  windows,  there  are  no  vertical  openings  in  this  tenant  space.     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   Code Review Thomas Douglas Architects Inc Thornes Marketplace 196 Pleasant St. Northampton, MA 413-585-0641 4 of 5 areas  and  exits.     705  Means  of  Egress  705.3.1.1  Single-­‐exit  buildings  (and  spaces)   One  means  of  egress  is  compliant  in  this  tenant  space.  The  occupancy  will  be  less   than  50  and  travel  distance  does  not  exceed  75  feet.     705.3.1.2  Fire  Escapes   None  are  proposed.     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   The  corridor  outside  of  the  tenant  area  is  not  required  to  be  fire  resistant.     705.5.2  Transoms   Existing  fixed  transoms  are  part  of  an  unrated  corridor.     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  placed  at  the  tenant  space  exit.     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:     Code Review Thomas Douglas Architects Inc Thornes Marketplace 196 Pleasant St. Northampton, MA 413-585-0641 5 of 5 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.     The  new  roof  skylight  will  have  a  maximum  U  value  of  0.6   No  changes  are  proposed  to  the  building’s  existing  front  entry  door.  (All  new  front   entrance  doors  have  a  maximum  U  value  of  0.8)   No  changes  are  proposed  to  the  other  building  exterior  doors.       This  project:  None  of  the  existing  exterior  walls  are  being  altered,  so  no  new   insulation  is  required.     The  roof  is  being  altered  with  the  addition  of  a  skylight.    The  roof  insulation  within   the  work  area  to  meet  R-­‐38  (Table  502.2-­‐  Building  Envelope  Requirements).       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  tenant  work  area  will  be  fully  accessible.  The  existing  tenant  toilet  is  accessible.     Schedule:   Start  construction  fall  2015   Completion  in  1  month     End  of  Document   BUILDING AREAS thornes Thornes Office Suites ground floor 10720 0 lower level 16582 0 1st fl 16440 0 2nd fl 16522 0 3rd fl 16522 1857 TOTAL 76786 1857 TENANT AREA 1857 PERCENTAGE TENANT AREA 2% ASSESSED VALUE $3,854,400 % OF assessed value of BLDG 2% value of tenant space $77,088 level 2 work area 58 level 1 work area 1799 % of building area level 2 work 0% % of building area level 1 work 2% % of tenant area level 2 work 3% % of tenant area level 1 work 97% occupancy code- area per person area # people 60 gross 1857 31