120106-Dewey- Full Code Study
January 6, 2012 – third DRAFT
Detailed Code Analysis
Dewey House
4 Neilson Drive
Smith College
Northampton, Massachusetts
Prepared by:
Laura Fitch, AIA, LEED
Kraus-Fitch Architects, Inc.
110 Pulpit Hill Rd.
Amherst, MA 01002
413-549-5799
lfitch@krausfitch.com
Detailed Building Code Analysis
Based on International Existing Building Code 2009 and Massachusetts Amendments
Notes: yellow highlighting – need building inspector input
Existing Building Code
3401.1 Scope:
Chapter 34 of IBC 2009 is deleted in its entirety. The alteration, repair, addition, and change of
occupancy of existing buildings shall be controlled by…IEBC 2009 and its appendixes, and as modified
with Massachusetts Amendments…
101.5 Compliance Methods: ONE approach chosen, cannot combine in any way.
101.5.1 Prescriptive: comply with Chapter 3 – Hal Cutler, Building Code specialist says that the Mass
Board of Building Regulations and Standards determined that this method can only be for buildings
constructed under the 6th and 7th editions. Louis Hasbrouck stated in email on 5/23 that this decision was
reversed and that this can still be used by ALL existing buildings - This is the method selected for this
project as it is generally viewed as being the most straight forward.
101.5.2 Work area: comply with chapters 4-12 – proportional approach to compliance where upgrades
are triggered by the type and extent of the work. - This method was initially selected so much of the code
summary below includes the initial review and can be used if the methodology is changed. If it is used,
ordinary repairs can be removed from this permit application (Hal Cutler):
Page 2 of 7
101.5.3 Performance: comply with chapter 13 – provides for evaluating a building based on fire safety,
means of egress and general safety – while this Method might ultimately be of good use to this project,
the evaluation of its applicability is outside the scope of this feasibility study.
101.5.4 Investigation and Evaluation
Evaluation of the following: design gravity loads, lateral load capacity, egress capacity, fire protection
systems, fire resistive construction, interior environment, hazardous materials, and energy conservation
…may be required if impacted by the proposed work – this code review is NOT all inclusive, and other
evaluations may be triggered if/when College moves forward with this project.
Chapter 3: Prescriptive Compliance Method:
301.2.2 New and replacement materials: except as otherwise required or permitted by this code, materials
permitted by the applicable code for new construction shall be used. Like materials shall be permitted for
repairs and alterations, provided no hazard to life, health or property is created…
302 Additions
This section will only be relevant if elevator is added.
302.1 Additions…shall comply with…IBC. Alterations to the existing building or structure shall
be made to ensure that eh existing building…together with the addition are not less conforming…
than the existing building…was prior to the addition. An existing building together with its
additions shall comply with the height and area provisions of …IBC. – the existing building
with a small addition for an elevator would comply (with sprinkler system increase for height).
302.3.1 Design live load: Where the addition does not result in increased design live load,
existing gravity load-carrying structural elements shall be permitted to be evaluated and designed
for live loads approved prior to the addition. If the approved live load is less that that required by
Section 1607 of the IBC, the area designed for the nonconforming live load shall be posted with
placards…
302.4 Existing structural elements carrying lateral load: where the addition is structurally
independent of the existing structure, existing lateral load-carrying structural elements shall be
permitted to remain unaltered.
303 Alterations:
303.1 Except as provided by 301.2 of this section, alterations to any building…shall comply with
the IBC for new construction. Alteration shall be such that the existing building or structure is no
less conforming to the provisions of the IBC…
Exceptions:
1. Existing stairway shall not …comply with…Section 1009…where the existing space
and construction does not allow a reduction in pitch or slope.
Commentary: According to exception 1, if an existing stairway was built with a
steeper rise/run ration than permitted in the current code, the stairway can be
replaced with the existing configuration.
2. Handrails: extensions don’t need to comply with 1012.6 if hazardous.
303.3 Existing structural elements carrying gravity load: Any…structural element for which an
alteration causes an increase in design gravity load of more than 5 percent shall be strengthened,
supplemented, replaced or otherwise altered as needed to carry the increased gravity load required
by IBC for new structures. The cumulative effect of the load increase since original construction
shall be considered. – Insulation would increase snow load increase live load by 5% According
to Ryan Hellwig, this will affect the roof framing only. He would like the Owner to consider a
metal roof. If not, can historic provision 308 apply?
303.3.1 Design live load: where the alteration does not result in increased design live load…
303.4 Existing structural elements carrying lateral load – According to Ryan Hellwig there is no
increase to the lateral loading of the building under this project.
Page 3 of 7
303.4.1 Seismic:
304 Repairs
304.1: …shall be repaired in conformance to this section and section 301.2
304.1.1 Dangerous conditions: …the code official shall have the authority to require elimination – to the
best of architect’s knowledge there are no “dangerous conditions”
304.2 Substantial structural damage to vertical elements of the lateral-force-resisting system. - – to the
best of architect’s and structural engineer’s knowledge there is no such damage.
304.3 Substantial structural damage to gravity load-carrying components: …Nondamaged gravity-load-
carrying components that receive…snow loads from the rehabilitated components shall also be
rehabilitated or shown to have the capacity to carry the design loads – to the best of architect’s and
structural engineer’s knowledge there is no such damage.
304.4 Less than substantial structural damage:…repairs shall be allowed that restore building to its pre-
damage state…
305 Fire Escapes – not relevant
306 Glass replacement– probably not relevant
307 Change of Occupancy – not relevant
308 Historic Buildings: The provisions of this code…shall not be mandatory for historic buildings where
such buildings are judged by the building official to not constitute a distinct life safety hazard.
Commentary: The most important criterion for the application of this section is that the building
must be essentially accredited as being of historic significance by a qualified party to agency.
Consideration for “how the intent of the code, if not the letter, will be achieved” This could be
an important provision to consider – we will have a letter of determination from Mass Historic
for our AAB application. Will it suffice for the snow load issue?
310 Accessibility 521 CMR
International Energy Conservation Code
Based on 2009 IECC
Chapter 1: Administration
101.4 Applicability
101.4.1 Existing Buildings: Except as specified in this chapter, this code shall not be used to require the
removal, alteration or abandonment of, nor prevent the continued use and maintenance or, an existing
building or building system lawfully in existence at the time of adoption of this code.
101.4.2 Historic Buildings: Any building…certified as a contributing resource with a …locally
designated historic district…are exempt from this code – probably applicable, letter of determination is
in progress.
101.4.3 Additions, alterations, renovation or repairs: …shall conform to the provisions of this code as
they relate to new construction without requiring the unaltered portion(s) of the existing building or
building system to comply with this code. An addition shall be deemed to comply with this code if the
addition alone complies.
Exceptions: many are listed – some may prove relevant
1. Storm windows installed over existing fenestration
Page 4 of 7
Massachusetts Plumbing Code
Based on 248 CMR 10.00: Uniform State Plumbing Code
Table 1: Minimum Facilities for Building Occupancy
Post Secondary Education
Calculations:
Occupants: 170 on three levels, presumably mostly women as this is a women’s college.
Toilets:
• Female: 1 toilet per 90 occupants 2 toilets total – complies with 4 toilets
• Male: 1 toilet plus 1 urinal per 180 occupants 1 toilet total - complies
Lavatories: 1 per 180 occupants 1 per toilet room - complies
Service Sink: 1 per floor – none on third level, no room to add one
Drinking Fountain: 1 per 75 occupants – none existing – will this be required on each floor?
Page 5 of 7
Architectural Access Board Regulations
Based on Commonwealth of Massachusetts 521 CMR, 11/27/06 version
Note: a new code is expected out towards the end of 2011
Existing Buildings
3.3.1 If the work being performed amounts to less than 30% of the full and fair cash value of the
building and… - not applicable
Exception: Whether performed alone or in combination with each other, the following types of
alterations are not subject to 3.3.1, unless the cost of the work exceeds $500,000. This work combined
vastly exceed $500,000 and therefore cannot be used to reduce requirement.
Exempted Items (estimate by Richard White
Sons)
Electrical 258,400
Telecommunications 40,275
Mechanical 604,825
Plumbing 80,400
Abatement of hazardous materials
Retrofit of sprinklers 28,350
Roof repair or replacement 238,600
Window repair or replacement 140 300
Repointing and masonry repair 23,700
Site utilities
Landscaping 15,000
3.3.2 If the work perform, including the exempted work, amounts to 30% or more…the entire building is
required to comply
• $2,995,750 Initial concept estimate without elevator (2010 by Richard White Sons, Inc.) is
greater than the $1,037,630 assessed value of the building.
3.9 Historic Buildings: An historic building…that is designated as historic under appropriate state or
local laws may be granted a variance by the Board to allow alternate accessibility. If a variance is
requested…then consultation with the MA Historical Commission is required…A written statement from
the MA Historical Commission is required with the application for variance. The building certainly is
“eligible for listing in the National or State Register of Historic Places”, and should be considered if
this is deemed to be useful.
12.0 Educational Facilities:
• Educational facilities shall comply with 521 CMR, except as specified or modified by Chapter 12.
– none of the Chapter 12 modifications are relevant
• Educational facilities shall include but not be limited to: …colleges and universities…
12.1.1 Applicability: Administrative spaces, instructional spaces, and areas open to students of the
general public shall comply…- based on this and the extent of overall renovations, the full building
needs to be made accessible except if variances are requested and received.
Page 6 of 7
Other Relevant Sections
20 Accessible Route:
Exterior route: already complies
Interior corridors: appear to comply
20.12 Areas of Rescue Assistance: exception: …not required in existing buildings undergoing
alterations, remodeling, reconstruction
23 Parking and Passenger Loading –
Exception: where accessible spaces cannot be located within 200 feet of an accessible entrance,
an accessible passenger drop-off area shall be provided within 100’ of accessible entrance - is
parking within 200’?
24 Ramps – already complies
26 Doors
• width: 32” clear - first floor door width appears to comply, upper levels do not.
• Pull side clearance – 18 inches, most of first floor doors comply, many upper level doors do
not
• Push side clearance- 12 inches,
• Two doors in series 48” plus door width – not applicable
• Opening force
o Exterior door - 15 lbs – ramp door presumably complies
o Interior doors: 5 lbs. – will be applicable
• Interior Thresholds: ½” max. – ramp door presumably complies
• Exterior Thresholds: ramp door presumably complies
• Hardware – Only doors off the back hall on first floor comply
27 Stairs
• The new egress stair: presumably complies.
• Curved Historic Stair: variance should be requested
• Stair from 2nd to 3rd floor: This stair is scheduled to be replaced. It may not be possible to
fit code compliant stair in current location. Variances might be required.
28 Elevators:
28.1 General: In all multi-story buildings and facilities, each level…shall be served by a passenger
elevator. Exceptions:
e. Where platforms lifts are allowed…28.12
28.12 Wheelchair lifts / Limited Use Elevators:
28.12.1 Vertical wheelchair lift devices…may be used…under any of the following circumstances:
- none of the listed circumstances apply, therefore it must be an elevator, unless a variance is
requested. Except perhaps if variance for third floor is sought then perhaps three story or less
exception might apply.
29 Floor Surfaces – the existing floors are not level, but I do not think that this section applies to this
type of situation.
30 Public Toilet Room: …each public toilet room…in each location shall be accessible…, or a separate
accessible unisex toilet room shall be provided… - presumably the first floor toilet room complies, the
second floor toilets should be made to comply, and a variance should be sought for the third floor
(at least if the elevator does not go that high).
32 Kitchenette:
• Clear space of 60” dia. - complies
• Counter top: 34 inches max.
• Wall cabinets: 54” max to bottom (side reach)
• Sink: 15” to one side, knee space under (30” wide, 27” min high) – does not comply
• Refrigerator: under counter is acceptable
Page 7 of 7
34 Storage: Some revisions may be required to existing closets and shelves
39 Controls – shall comply
40 Alarms: if emergency warning systems are provided, then they shall include both audible and visual
alarms – shall comply
41 Signage – shall comply