53 Gothic CodeCode Review Estes Architecture and Design, LLC
Renovations for 53 Gothic Street Northampton, MA 01060
Northampton, MA 01060 413-320-6199
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CODE REVIEW January 15, 2020
53 Gothic Street
Northampton, MA
Applicable Building Code: MA 780 CMR Eighth Addition
IBC, IEBC International EXISTING Building Code, 2015
Parcel: 31B-235
ZONING DISTRICT: CB
Proposed Renovations:
Project Description:
• Renovate existing free-standing structure. Reconfigure interior partition
walls to create 8 units of professional offices. Work to include: new roofing,
new exterior siding, new window replacements. Renovate interior spaces
with new flooring, lighting, electrical, HVAC system and painting. Building
to be accessible with addition on 1 new accessible toilet room and new
exterior accessible ramp.
Use Groups
• The existing use is office space, which is a B Business 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: ±$200,000
• The assessed value of the building is: $154,800
• The cost of the project is 130% of the assessed valuation.
Areas
The total building area is 3,357 square feet.
The proposed renovated work area is: 2 story, 550 square feet
Existing Building Areas by floor:
Unfinished Basement: 1,046 sf
1st Floor: 1,265 sf
2nd Floor: 1,046 sf
Code Review Estes Architecture and Design, LLC
Renovations for 53 Gothic Street Northampton, MA 01060
Northampton, MA 01060 413-320-6199
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Total: 3,357 sf
Proposed work areas for this project:
B area proposed: 550 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 3,357 square feet (including unfinished basement).
The existing renovated space is 2 story, 550 square feet
The work area is 16% 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, 1 new toilet rooms, and the
reconfiguration of systems (HVAC, plumbing and electrical). The alterations will
follow level 2 guidelines.
2015 IEBC Section 502 Repairs
502.1 Scope: Repairs, as defined in Chapter 2, include the patching and restoration or
replacement of damaged materials, elements, equipment or fixtures for the purpose
of maintain such components in good or sound condition with the respect to existing
loads or performance requirements.
The following proposed work is considered repairs:
Replacement of exterior siding
Replacement windows
Replacement of roofing
Level 1 work requirements:
Code Review Estes Architecture and Design, LLC
Renovations for 53 Gothic Street Northampton, MA 01060
Northampton, MA 01060 413-320-6199
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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 doors, new interior finishes, and lighting fixture
replacements.
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.
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
An approved automatic fire detection system shall be installed in accordance with
the NFPA 72.
805.3.1.1 Single-Exit Buildings
Only one exist is required from buildings and spaces of the following occupancies:
1. In Group B, a single exit is permitted in the story at the level of exit discharge
when the occupant load of the story does not exceed 50 and the exit access
travel distance does not exceed 75’.
• The Occupancy is 24
• Exit travel is 62-9”
805.6 Dead-end Corridors
Dead-end corridors in any work area shall not exceed 35’-0”.
The longest dead end corridor length is 34’-10”.
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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.
IBC Table 1004.1.1 Floor Area Allowances per Occupant. Business = 100 sq ft.
1004.1. Occupant load.
Use Group B, 1 occupant per 100 sq ft. 2,311 sq ft = 24 people.
248 CMR 10.10 Minimum Facilities For Building Occupancy
Required Toilet fixtures:
Occupancy: 24= 12 women/12 men
Business Use:
1/20 women @ 12 women = 1 toilet
1/25men @ 12 men = 1 toilet
There are 4 toilet facilities. 3 existing non-accessible. 1 new accessible.
2902.2 Separate facilities:
Exception 2: Separate facilities shall not be required in structures of tenant spaces with a
total occupant load, including both employees and customers of 15 or fewer.
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.
Code Review Estes Architecture and Design, LLC
Renovations for 53 Gothic Street Northampton, MA 01060
Northampton, MA 01060 413-320-6199
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IBC Figure 903.2 Automatic Sprinkler Thresholds
Use B, Fire area > 5,000 sq ft and fire area occupant load > 30 and less than 55’ above
fire department vehicle.
Total square foot is 2,311 and occupant load is 24.
SPRINKLERS ARE NOT 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.
Estimated Construction costs: $±200,000 (
This project’s construction costs are more than $100,000. It will meet AAB
standards for public spaces.
• A new accessible ramp will be built to accessible standards for the front
entry on Gothic Street.
• One new accessible toilet room will be installed in the workspace.
• An accessible route is provided throughout the public spaces.
Variance for accessibility to second floor was granted and documented at the
registry of deeds. 1347 Book, 292 page on 12/03/2019.
End of Document