Thornes Lower level L2 codeCode Review Thomas Douglas Architects, Inc.
Renovations to Thornes Marketplace 196 Pleasant Street, Suite 202
150 Main St. Northampton, MA 01060
Northampton, MA 413-585-0641
1 of 6
CODE
REVIEW
April
18,
2014
Thornes
Marketplace
Ground
floor
level
L2
renovations
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:
• Renovate
storage,
mechanical,
and
businesses
areas
for
tenant
use.
Use
Groups
• The
space
is
a
former
B
or
A
use
(L’Oasis,
Night
club).
• The
proposed
uses
are
B
business
and
S1
storage
use.
No
change
of
use
is
proposed
for
the
work
areas.
Existing
separation
of
uses
within
the
overall
building:
Table
508.4
(IBC)
does
not
require
a
fire
separation
between
M,
S1,
and
B
uses.
• 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
• 3B
Valuation
of
Project:
• This
project’s
construction
costs
are:
$20,000
• The
assessed
value
of
the
building
is:
$3,854,400
• The
cost
of
the
project
is
0.5%
of
the
assessed
valuation.
Areas
The
total
building
area
is
76,876
square
feet.
The
proposed
renovated
work
area
is:
1
story,
1,778
square
feet
Existing
Areas
by
floor:
1.
Ground
floor:
10,720
sf
2.
Lower
Level:
16,582
sf
Code Review Thomas Douglas Architects, Inc.
Renovations to Thornes Marketplace 196 Pleasant Street, Suite 202
150 Main St. Northampton, MA 01060
Northampton, MA 413-585-0641
2 of 6
3.
1st
floor:
16,440
sf
4.
2nd
floor:
16,522
sf
5.
3rd
floor:
16,522
sf
Total:
76,876
sf
Proposed
work
areas
by
use:
B
areas
proposed:
871,
sf
S1
areas
proposed:
292
sf
mechanical
areas
proposed:
300
sf
Corridor
area
proposed:
315
sf
Total
proposed
work
area:
1,778,
sf
704
Fire
Protection:
The
building
is
fully
sprinkled.
There
are
sprinklers
in
the
existing
space.
We
are
reconfiguring
the
sprinkler
layout
in
the
work
area
to
conform
to
the
new
layout.
There
will
be
no
modifications
to
the
areas
outside
of
the
work
area.
704.4
Fire
alarm
and
detection:
• The
building
has
a
fire
alarm
system
in
all
areas.
It
will
be
maintained
and
altered
as
necessary
in
the
work
area.
According
to
the
IEBC
this
renovation
is
being
reviewed
as:
Work
Area
Method,
Chapter
4.
Applicable
Sections
are:
Chapter
6-‐
Alterations
Level
1-‐
New
finishes
and
fixtures
Chapter
7-‐
Alterations
Level
2
-‐
New
construction.
Fire
Resistive
Required
Types
of
Construction,
Table
601
IBC
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
0
Code Review Thomas Douglas Architects, Inc.
Renovations to Thornes Marketplace 196 Pleasant Street, Suite 202
150 Main St. Northampton, MA 01060
Northampton, MA 413-585-0641
3 of 6
secondary
members
Roof
construction
and
secondary
members
0
Work
Area
Method
Calculations
The
total
building
area
is
76,786
square
feet.
The
existing
renovated
space
is
1
story,
1,778
square
feet
The
work
area
is
2.3%
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
405)
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
2
project.
Part
of
the
project
will
be
classified
as
a
level
1
project.
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.
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.
This
Project
will
not
affect
the
level
of
fire
protection
that
is
currently
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:
None
proposed
607
Energy
Conservation:
See
711
below
701.3
Compliance
New
electrical
equipment
must
comply
with
section
708
Code Review Thomas Douglas Architects, Inc.
Renovations to Thornes Marketplace 196 Pleasant Street, Suite 202
150 Main St. Northampton, MA 01060
Northampton, MA 413-585-0641
4 of 6
Length
of
dead
end
corridors,
comply
with
705.6
Minimum
ceiling
height
of
newly
created
habitable
and
occupied
spaces
shall
be
7
feet.
OCCUPANCY
Occupant Load Calculation
(1004.4.1)
Max occupancy
based on 100
gross sf per
person
Suite 1L2-1 3 M use
Suite L2-2 3 B use
Suite L2-3 5 B use
Suite L2-4 1 S use
Suite L2-5 1 S use
Toilets:
There
are
common
toilets
in
the
building
within
300
feet.
704
Fire
Protection:
704.2,
912.2.1
Automatic
sprinkler
systems
Automatic
sprinkler
systems
will
be
upgraded
in
the
work
area
as
needed.
705
Means
of
Egress
The
proposed
work
will
include
1
means
of
egress.
There
will
not
be
a
reduction
of
means
of
egress
in
any
part
of
the
building.
IBC
Table
1016.1
Exit
Access
Travel
Distance:
For
M
use
and
sprinklers:
250
ft
maximum
allowable
travel
distance.
The
travel
distance
is
109
feet
to
an
exit
door.
IBC
Table
1018.1
Corridor
Fire
Resistance
Rating
We
will
provide
a
1-‐hour
fire
separation
between
the
tenant
spaces
and
the
exit
access
corridor.
The
emergency
power
room-‐
Suite
L2-‐1
will
have
a
1-‐hour
fire
separation.
IBC
1014.3
Common
path
of
egress
travel:
For
B
use
and
sprinklers:
100
ft
maximum
allowable
common
path
of
travel.
The
common
path
of
travel
to
a
point
where
there
are
2
choices
of
exit
routes
is
57’-‐10”.
Code Review Thomas Douglas Architects, Inc.
Renovations to Thornes Marketplace 196 Pleasant Street, Suite 202
150 Main St. Northampton, MA 01060
Northampton, MA 413-585-0641
5 of 6
705.4.4
Panic
Hardware
Panic
hardware
will
be
installed
on
all
exit
doors.
705.7
Means
of
Egress
lighting
All
means
of
egress
will
have
compliant
exit
signs.
705.7
Exit
Signs
The
renovated
space
will
have
compliant
egress
lighting
711
and
607
Energy
Conservation:
Level
1
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
heed
to
be
evaluated
and
do
not
nee
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.
There
are
no
new
exterior
walls.
Existing
concrete
floor
slab:
No
changes
to
existing.
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.
Code Review Thomas Douglas Architects, Inc.
Renovations to Thornes Marketplace 196 Pleasant Street, Suite 202
150 Main St. Northampton, MA 01060
Northampton, MA 413-585-0641
6 of 6
This
project’s
construction
costs
are:
$20,000
The
assessed
value
of
the
building
(assessors
web
site)
is:
$3,854,400
This
project’s
construction
costs
are
less
than
30%
of
the
assessed
value
of
the
building
and
less
than
$100,000.
This
building
has
an
existing
elevator
that
does
not
access
the
levels
of
the
work
area.
The
previous
use
of
the
work
area
was
public.
No
private
areas
are
being
converted
to
public
areas.
All
elements
of
public
spaces
will
be
constructed
to
accessible
standards.
Hood
and
kitchen
equipment:
I
met
with
Louis
Hasbrouck
on
Friday
November
15,
2013
about
3
different
projects.
One
of
them
was
the
chocolate
kitchen
in
Thornes.
David
Claxton
was
there
with
me.
Mr.
Hasbrouck
told
us,
based
on
the
equipment
we
showed
him,
we
would
not
need
a
full-‐blown
commercial
kitchen
hood
with
an
ansul
system.
Louis
will
have
to
forward
our
equipment
information
to
the
Fire
Department
for
their
final
determination..
He
will
require
that
the
space
have
some
kind
of
exhaust
vent
to
get
rid
of
odors
and
steam.
The
contractor
will
specify
the
exhaust
system
and
the
information
will
be
submitted
as
an
addendum
to
the
drawings.
We
will
send
Mr.
Hasbrouck
the
spec
and
drawing
and
ask
him
to
forward
to
the
fire
dept.
End
of
Document