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
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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
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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
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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