2022-09-09 Code analysis - Smith Parsons House - with controlled construction
Summary of Building Code Requirements
Parsons House
Full Renovation
Henshaw Ave.
Smith College Campus
By:
Fitch Architecture & Community Design
Revision: Sept. 9, 2022
Yellow highlight items to be completed as design develops.
Parsons House – Code Review Page 2
Contents
General ...................................................................................................... 5
Relevant Codes ........................................................................................... 5
International Existing Building Code (IEBC) 2015 ...................................................... 5
Chapter 1: Scope and Administration ................................................................ 5
Chapter 3: Compliance Methods ....................................................................... 5
Chapter 5: Classification of Work ..................................................................... 5
505 Alteration Level 3 ................................................................................ 5
507 Additions .......................................................................................... 5
Chapter 7 Alterations Level 1 .......................................................................... 5
703 Fire Protection ................................................................................... 5
704 Means of egress .................................................................................. 5
Section 705 Accessibility ............................................................................. 6
Chapter 8: Alterations Level 2 ......................................................................... 6
801 General ............................................................................................ 6
803 Building Elements and Materials ............................................................... 6
804 Fire Protection ................................................................................... 7
805 Means of Egress .................................................................................. 7
806 Accessibility....................................................................................... 8
807 Structural ......................................................................................... 8
808 Electrical .......................................................................................... 8
809 Mechanical ........................................................................................ 8
810 Plumbing .......................................................................................... 9
Chapter 9: Alterations Level 3 ......................................................................... 9
904 Fire Protection ................................................................................... 9
905 Means of Egress .................................................................................. 9
907 Structural ......................................................................................... 9
908 Energy Conservation ............................................................................. 9
Chapter 11: Additions .................................................................................. 9
1101 General........................................................................................... 9
1102 Heights and Areas ............................................................................. 10
1005 Accessibility .................................................................................... 10
International Building Code (IBC) – Relevant Sections ............................................... 11
Chapter 3: Uses and Occupancy Classification .................................................... 11
Chapter 4 Special…Requirements based on Use & Occupancy ................................... 11
420 Group R-2 ........................................................................................ 11
Chapter 5 General Building Heights and Areas ..................................................... 11
Existing areas: ........................................................................................ 11
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Allowable Building Heights and Areas ............................................................. 12
Chapter 6: Types of Construction .................................................................... 12
Chapter 7: Fire and Smoke Protection Features ................................................... 12
707 Fire Barriers ..................................................................................... 12
708 Fire Partitions ................................................................................... 12
711 Horizontal Assemblies .......................................................................... 12
712 Vertical Openings ............................................................................... 12
713 Shaft enclosures ................................................................................. 12
716 Opening Protectives ............................................................................ 13
Chapter 8: Interior Finishes ........................................................................... 13
803 Wall and Ceiling Finishes....................................................................... 13
804 Interior Floor Finish ............................................................................. 13
806 Decorative Materials & trim ................................................................... 13
Chapter 9: Fire Protection Systems .................................................................. 13
903 Automatic Sprinkler Systems .................................................................. 13
905 Standpipes: ...................................................................................... 14
906 Portable Fire Extinguishes ..................................................................... 14
907 Fire and Detection Systems .................................................................... 14
915 Carbon Monoxide Detection ................................................................... 15
Chapter 10: Means of Egress .......................................................................... 15
1003 General Means of Egress ...................................................................... 15
1004 Occupant Load ................................................................................. 16
1005 Means of Egress Sizing ........................................................................ 16
1006: Number of Exits and Exit Access Doorways .............................................. 16
1007 Exit and exit access doorway configuration ............................................... 17
1008 Means of Egress Lighting ...................................................................... 17
1009 Accessible Means of Egress ................................................................... 17
1010 Doors ............................................................................................ 17
1011 Stairways ........................................................................................ 17
1013 Exit Signs ........................................................................................ 18
1017 Exit Access Travel Distance .................................................................. 18
1019 Exit Access Stairways ......................................................................... 19
1020 Corridors ........................................................................................ 19
1023: Interior Exit Stairways: ..................................................................... 19
1024 Exit Passageway ............................................................................... 19
1027 Exterior stairs .................................................................................. 20
Chapter 12: Interior Environment ................................................................... 20
Plumbing Code - 248 CMR ................................................................................ 20
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Fixture Count Calculations ............................................................................ 21
Energy Conservation ...................................................................................... 22
Chapter 5 Existing Buildings ........................................................................... 22
C502 Additions: ....................................................................................... 22
C503 Alterations: ..................................................................................... 23
Elevator ..................................................................................................... 24
521 CMR – Massachusetts Architectural Access Board ................................................ 24
3.3 Existing Building ................................................................................. 24
8 Transient Lodging (includes dormitories.) ..................................................... 24
23 Parking ............................................................................................. 25
25 Entrances .......................................................................................... 25
26 Doors ............................................................................................... 25
27 Stairs – need to measure existing risers, etc. ................................................ 25
28 Elevators ........................................................................................... 26
30 Public Toilet Rooms .............................................................................. 26
34 Storage ............................................................................................. 26
44 Group 2 Bathrooms ............................................................................... 26
45 Group 2 kitchens ................................................................................. 26
Parsons House – Code Review Page 5
General
The following preliminary code research was done to determine requirements for a major
renovation to Parsons House. This study is not all inclusive, nor a guarantee regarding existing
code compliances and requirements for the new program.
Relevant Codes
• Massachusetts Amendments
• International Existing Building Code 2015 (IEBC)
• International Building Code 2015 (IBC)
• International Energy Code 2015
• Architectural Access Board Regulations (AAB)
• ASME 2013 Elevator Code with Mass 524 CMR Section 315
• Plumbing, Electrical, Fire Safety: Design Build by others.
International Existing Building Code (IEBC) 2015
Chapter 1: Scope and Administration
Chapter 3: Compliance Methods
301.1 General
301.1.2 Work Area Compliance Method: Repairs, alterations, additions and changes of
occupancy complying with the applicable requirements of Chapters 5-13
Chapter 5: Classification of Work
505 Alteration Level 3
Level 3 alterations include the reconfiguration of space…(where work area exceeds 50
percent of the aggregate area of the building)
Comply with Chapters 7, 8 and 9
Definition of Work Area in Chapter 2:
That portion or portions of a building consisting of all reconfigured spaces as indicated on the
construction documents. Work area excludes other portions of the building where incidental
work entailed by the intended work must be performed and portions of the building where
work not initially intended by the owner is specifically required by this code.
507 Additions
Additions to existing buildings shall comply with Chapter 11.
Chapter 7 Alterations Level 1
703 Fire Protection
Alternations shall be done in a manner that maintains the level of protection provided.
704 Means of egress
Alterations shall be done in a manner that maintains the level of protection provided for the
means of egress.
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Section 705 Accessibility
See AAB review below.
Chapter 8: Alterations Level 2
801 General
801.3 Compliance
All new construction elements, components, systems, and spaces shall comply with the
requirements of the IBC
Exceptions:
1. Windows may be added without requiring compliance with the light and ventilation
requirements of the IBC
2. Newly installed electrical equipment shall comply with the requirements of Section 808.
3. The length of dead-end corridors in newly constructed spaces shall only be required to
comply with the provisions of Section 805.6.
4. The minimum ceiling height of the newly created habitable and occupiable spaces and
corridors shall be 7 feet (2134 mm).
803 Building Elements and Materials
803.2.1 Existing vertical openings
All existing interior vertical openings connecting two or more floors shall be enclosed…
Exception 1: where vertical opening enclosure is not required by IBC or IFC.
Exception 11: In Group R-2 occupancies, a minimum 30-minute enclosure shall be
provided to protect all vertical openings not exceeding three stories. This enclosure,
or the enclosure specified in Section 803.2.1, shall not be required in the following
locations:
11.1. Vertical openings not exceeding two stories with not more than four
dwelling units per floor.
11.2. Buildings protected throughout by an approved automatic sprinkler
system.
The existing central stairs connects four floors although they are currently
protected with wire glass partitions. These will be replaced with new smoke
partitions and doors in same basic configuration.
803.4 Interior finish
The interior finish of walls and ceilings in exits and corridors in any work area shall comply
with the requirements of the International Building Code.
Exception: Existing interior finish materials that do not comply with the interior finish
requirements of the International Building Code shall be permitted to be treated with
an approved fire-retardant coating in accordance with the manufacturer’s instructions
to achieve the required rating.
This might apply if work is done on the existing stairs
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804 Fire Protection
804.1 Scope
…the requirements of this section shall be limited to work areas
804.1.1 Corridor ratings.
Where an approved sprinkler system is installed…the required fire-resistance rating for any
corridor located on the story shall be permitted to be reduced in accordance with the IBC.
804.2 Automatic sprinkler systems
The existing system shall be modified as needed.
804.2.2 Group R—2:
…provide automatic sprinkler protection
804.2.5 Supervision – Mass Amendment
Fire sprinkler systems required by this section shall be supervised by the method required in
section 903.4.1 (code for new construction) of 780 CMR.
804.3 Standpipes:
…where the work area is located more than 50 feet above…the fire department access
Not required as the 4th floor is 41 feet above the grade.
804.4 fire alarm and detection:
Superseded and required by 904.2
805 Means of Egress
805.1 Scope: the requirements of this section shall be limited to work areas that include
exits or corridors shared by more than one tenant
Superseded by 901, therefore applies
805.2
…comply with this section…excepting a means of egress conforming to previous code if, the
code official approves.
805.3 Number of exits
805.3.1 Min. number: every story…shall be provided with the minimum number of exits per
IBC and…
805.3.1.1 Single-exit buildings: only one exit is required from…the following spaces
9. In…R-2 of any height with not more than four dwelling units per floor; with a smoke proof
enclosure or outside stairway as an exit; and with such exit located within 20 feet of travel to
the entrance doors to all dwelling units served thereby.
The bedrooms at the attic level (5th level from grade) have been removed from
the project as they do not have a second means of egress.
805.4 Egress doors…in any work area
805.4.1 Two egress doorways…required for occupant load great than 50
805.4.2 Swing in the direction of travel
805.4.3 Door closing: all doors opening onto an exit passageway at grade of an exit stairway
shall be self-closing …
Exceptions: where no required by IBC
805.5 Openings in corridor walls (unless not required by IBC)
805.5.1 Corridor doors…shall not be hollos nor contain louvers. All sleeping unit …in R-2 shall
be at least 1 3/8” solid core wood and shall not have any glass panes other than approved
wired glass… All sleeping unit corridor doors shall be equipped with closers. All replacement
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doors shall be 1 ¾” solid bonded wood core or equivalent… unless the existing frame will
accommodate only 1 3/8”…
Exceptions: existing door in buildings protected throughout with…sprinkler…shall be required
only to resist smoke, be reasonably tight fitting and shall not contain louvers.
805.5.2 Transoms: shall be either ¼” wired or..
The new doors will all be on closers.
805.9 Handrails…shall apply to handrails from the work area to…and including the level of exit
discharge
An additional handrail is not required by this code, however two continuous
handrails are required by AAB, see below
805.9.1: every stair…that has three or more risers…shall be provided with handrails for the
full length…on at least one side.
805.10 Refuge areas.
Not applicable
805.11 Guards: The requirements of…805.11.1…shall apply to guards from the work area floor
to and including the level of exit discharge but shall be confined to the egress path of any
work area.
805.11.1 Min. Requirement: every open portion of a stairway landing…that is more than 30
inches above the floor below and is not provided with guards…shall be provided with
guards…in accordance with IBC.
The stairs already have guards so therefore full height ones are not required.
There is no requirement for guards in AAB code.
806 Accessibility
See AAB review below.
807 Structural
…Existing structural elements supporting any additional gravity loads as a result of the
alterations, including the effects of snow drift, shall comply with IBC
See Chapter 9 for requirement for analysis
808 Electrical
808.3 Residential Occupancies: R-2…, the following shall be applicable only to work areas
located within a dwelling unit…
The requirements are minimal, and Smith will probably want to exceed them
808.3.4 Ground fault: Newly installed receptacles…per NFPA 70.
809 Mechanical
809.1 Reconfigured or converted spaces: …in any work area shall be provided with natural or
mechanical ventilation per IMC
809.2 Altered Existing systems: In mechanically ventilated spaces, existing mech. Vent.
Systems that are altered…shall provide not less than 5 cfm per person on outdoor air and not
less than 15 cfm of ventilation air per person.
809.3 Local Exhaust: all newly introduced devises…shall be provided with local exhaust.
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810 Plumbing
Where the occupant load of the story is increased by more than 20%, …meet International
Plumbing Code
Not applicable
Chapter 9: Alterations Level 3
901.2 Compliance: …The requirements for Sections 803, 804 and 805 shall apply within all
work areas whether or not they include exiss and corridors shared by more than one tenant
and regardless of the occupant load.
902.2 Boiler and furnace equipment rooms…within R-2 shall be enclosed by 1-hour fire
resistance-rated construction.
Exception: furnace rooms protected with an automatic sprinkler system are not required to
be enclosed.
903.1 Existing stairways that are part of the means of egress shall be enclosed …section
803.2.1 from the highest work area to and including the level of exit discharge and all floors
below.
903.3 Interior finish in exits serving the work area shall comply with 803.4…between highest
floor on which there is a work area to exit discharge
904 Fire Protection
904.2 Fire Alarm and Detection Systems
904.2.2 Automatic fire detection: as required by the IBC for new buildings.
905 Means of Egress
Means of Egress Lighting and Exit Signs required per IBC
907 Structural
907.4.1 Evaluation and analysis…shall be prepared by registered design professional and
submitted to the code official
908 Energy Conservation
908.1…permitted without requiring the entire building to comply…The alterations shall
conform to IECC as they relate to new construction.
Chapter 11: Additions
1101 General
1101.1 Scope
An addition …shall comply with IBC…without requiring the existing building or structure to
comply…, except as required by this chapter. Where an addition impacts the existing building
or structure, that portion shall comply with this code.
1101.2 Creation or Extension of nonconformity
An addition shall not create or extend any nonconformity in the existing building…with regard
to accessibility, structural strength, fire safety, means of egress, or the capacity of the
mechanical, plumbing or electrical systems.
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1102 Heights and Areas
1102.1 Height:
No addition shall increase the height of an existing building beyond that permitted by IBC
The elevator / stair addition would not increase the number of stories
1102.2 Area:
No addition shall increase the area of an existing building beyond that permitted by IBC unless
fire separated
The addition would not increase the area beyond that permitted for existing R2
sprinkled buildings.
1005 Accessibility
AAB supersedes this
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International Building Code (IBC) – Relevant Sections
Chapter 3: Uses and Occupancy Classification
Unseparated mix use
• R-2, Dormitory and small assembly space
• B offices, unseparated
303.1.2 Small Assembly Spaces
The following rooms and space shall not be classified as Assembly Spaces
1. A room or space used for assembly purposes with an occupant load of less than 50
persons and accessory to another occupancy shall be classified as a Group B occupancy
or as part of that occupancy.
2. A room or space used for assembly purposes that is less than 750 SF in area and
accessory to another occupancy shall be classifies as a Group B occupancy or as part of
that occupancy.
The lounge is 946 SF. At 15 SF/occupant for unconcentrated assembly, there
would be 63 occupants which exceeds this number. This space should be posted
and furnished for a limitation of a maximum of 49 occupants.
Chapter 4 Special…Requirements based on Use & Occupancy
420 Group R-2
420.2 Separation walls:
Walls separating…sleeping units from each other and other occupancies contiguous to them in
the same building shall be constructed as fire partitions according to Section 708.
420.3 Horizontal assemblies:
Floor assemblies separating…sleeping units and from other occupancies contiguous to them in
the same building shall be constructed as horizontal assemblies according to Section 711.
420.5 Automatic sprinkler
Group R…shall be equipped throughout – Section 903.3.2
420.6 Fire alarm systems and smoke alarms
Group R-2…provided – Section 907.2.6-8-9-10
Chapter 5 General Building Heights and Areas
Existing areas:
Gross Interior SF Elevator / Stair Addition
Lower level 3,641
First floor 3,855
Second floor 3,855
Third floor 3,596
Fourth floor 456
TOTAL 15,403
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Allowable Building Heights and Areas
Note: The Lower Level is considered a “story above grade plane”
For 5A (VA) Construction:
Allowable Height = 50 (B)
70 (R)
Allowable Number of Stories = 4 (R2,B)
Existing building is 4 story (now that the 5th floor bedrooms have been
eliminated.
Allowable Area = 36,000 (R2-SM)
54,000 (B-SM)
Building even with an elevator addition is under 4,000 SF per sfllor
Chapter 6: Types of Construction
5A
• Primary Structural Frame: 1 Hr
• Bearing Walls – Exterior: 1 Hr
• Bearing Walls – Interior: 1 Hr
• Nonbearing exterior (Table 602): 0 Hr
• Floor Construction: 1 Hr
• Roof Construction: 1 Hr
Chapter 7: Fire and Smoke Protection Features
707 Fire Barriers
707.3.1 Shaft enclosures: comply with 713.4
707.3.2 Interior Exit Stairways: comply with 1023.1
708 Fire Partitions
708.1: …as required by 420.2 for …R-2
708.3 Rating: fire partitions shall have a fire-resistance rating of not less than 1 hour
Exception 1: corridor wall permitted to have a ½ hour rating by 1020.1
711 Horizontal Assemblies
711.2.4.3 Sleeping Units
Horizontal assemblies…shall be not less than 1 hour
Exception: …1/2 hour where equipped throughout with...sprinkler – 903.1.1
712 Vertical Openings
712.1.1 Shaft enclosures: Vertical openings contained entirely with a shaft enclosure
complying with Section 713 shall be permitted
713 Shaft enclosures
713.4 …not less than 2 hours where connecting 4 or more stories, not less than 1 hour where
connection less than four stories….and not less than the floor area penetrated.
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716 Opening Protectives
Table 716.5 Fire Door …Ratings
Fire barriers with rating of 1 hour
Exit enclosures (stairs, etc) – 1 hour door
Fire partitions: corridor walls
1 hour→ 1/3 hour door
0.5 hour → 1/3 hour door
Other fire partitions
1 hour→ ¾ hour door
0.5 hour → 1/3 hour door
716.5.9 Door Closing
Fire doors shall be latching and self-closing…
There is an exception for R-1 but not R-2, therefore the doors will be on closers.
Chapter 8: Interior Finishes
803 Wall and Ceiling Finishes
803.11 Interior finish, based on group – flame spread index, comply with table 803.11
Exit
Enclosures
Corridors Lobbies Rooms
Sprinklered
Group R2 C C C
803.13 application of interior finish to fire-rated structural elements
804 Interior Floor Finish
804.1 Exceptions: floor finishes and coverings of a traditional type, such as wood, vinyl,
linoleum or terrazzo and resilient …materials that are not comprised of fibers
806 Decorative Materials & trim
806.3 Combustible decorative materials – see Mass amendment
806.7 Interior trim…shall be min. Class C Combustible w trim…shall not exceed 10 percent of
the specific wall or ceiling in which it is attached.
Chapter 9: Fire Protection Systems
903 Automatic Sprinkler Systems
903.2 Where required – Mass Amendment
Table 903.2
Group R: required for all sizes, occupant loads and levels
Note a.
1. For Use Group R … with an aggregate building area of 12,000 ft more, and
mixed use buildings containing R-Uses, the sprinkler system shall be designed
and installed throughout the structure in accordance with NFPA 13.
903.3.4 Actuation: required
903.3.5 Water supplies
903.3.5.2 Combination Services – Mass Amendment: A single combination water supply shall
be permitted provided that the domestic and/or commercial demand is added to the sprinkler
demand as required by NFPA 13, NFPA 13D or NFPA 13R as applicable.
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903.4 Supervision and Alarms: required, see Mass Amendment for details
903.3.7 Fire Department Connections
Fire department connections for automatic sprinkler systems shall be installed in accordance
with Section 912
912.2.2 location for Existing buildings: …wherever the fire department connection is
not visible to approaching fire apparatus, the…connection shall be indicated by and
approved sign.
905 Standpipes:
… required if highest story over 30’ above truck access
Not required per IEBC 804.3 – see above
906 Portable Fire Extinguishes
906.1 Where required:
- on each floor
- per IFC table 906.1
907 Fire and Detection Systems
907.2.9 Group R-2:
907.2.9.1 A manual fire alarm system that activates the occupant notification system in
accordance with 907.5 shall be installed…
Exception 2: Manual fire alarm boxes are not required throughout where all of the following
conditions are met:
2.1 . The building is equipped throughout with an automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2.
2.2. The notification appliances will activate upon sprinkler and water flow.
2.3. Not fewer than one manual fire alarm box is installed at an approved location.
907.2.9.2 Automatic Smoke detection system that activates the occupant notification system
in accordance with 907.5 shall be installed throughout all corridors and sleeping units
907.2.9.2 Smoke alarms: single and multiple station smoke alarms shall be installed in
accordance with 907.2.11
907.2.9.3 Group R-2 college and university buildings: An automatic smoke detection system
that activates the occupant notification system in accordance with Section 907.5 shall be
installed in Group R-2 occupancies operated by a college or university for student or staff
housing in all of the following locations:
1. Common spaces outside of dwelling units and sleeping units.
2. Laundry rooms, mechanical equipment rooms and storage rooms.
3. All interior corridors serving sleeping units or dwelling units.
907.2.8.3.1
907.2.8.3.1 Annunciation (Massachusetts amendment). In buildings that are not equipped
throughout with an automatic sprinkler system installed in accordance with section 903.3.1.1
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or section 903.3.1.2, the smoke detectors in guestrooms shall be connected to the buildings
fire alarm systems for the purpose of notifying the guestroom occupants and shall be
annunciated by guestroom at a constantly attended location from which the fire alarm
system is capable of being manually activated.
907.2.11 Single- and Multiple-station Smoke Alarms (Massachusetts amendment). Listed
single- and multiple station photoelectric type smoke alarms shall be installed in accordance
with the provisions of 780 CMR and the household fire warning equipment provisions of NFPA
72, as applicable. Section 907.2.8 shall not preclude the installation of a fully addressable fire
alarm system where system detectors and alarm notification devices can perform the
functions as required in section 907.2.11.
907.2.11: R2: Single or multiple station smoke alarms shall be installed in the following
locations
1. On the ceiling or wall outside of each separate sleeping area
2. Sleeping area
3. In each story within the sleeping unit
907.4.2 Manual fire alarm boxes shall be located not more than 5 feet from the entrance to
each exit
907.5 Occupant notification alarms:
A fire alarm system shall annunciate at the panel and shall initiate occupant notification upon
activation…it shall be activated by fire detectors...manual fire alarm boxes
907.5.2.1 Audible alarms: …15 decibels…in every occupiable space within the building,
907.5.2.3 Visible alarms: public and common areas, employee work area
915 Carbon Monoxide Detection
915.1.2 R-2 use…
915.1.4 Fuel-burning appliance outside of dwelling units: CO detection in …sleeping units…
Exception 1: not required in sleeping units where there are not communicating
openings between the appliance and the sleeping unit.
Exception 2: not required in sleeping units if provided in an approved location
between the appliance and the sleeping unit and on the ceiling of the room with the
appliance.
Chapter 10: Means of Egress
1003 General Means of Egress
1003.2 Ceiling Height
The means of egress shall have a ceiling height of not less than 7’6:
See IEBC 801.3 for 7’ head height
Exception 3 – allowable projections
1003.3 Protruding objections
1003.3.1 Headroom
Protruding objects are permitted to extend below the min. ceiling height where a min.
headroom of 80 inches is provided over any walking surface., including…corridors… Not more
than 50 percent of the ceiling area of a means of egress shall be reduced in height by
protruding objects.
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A barrier shall be provided where the vertical clearance is less than 80” high.
1004 Occupant Load
Proposed Use Proposed
SF
Occupancy based on:
Occupant
Load – base
on code
Proposed
Design
Load
Lower Level
Mechanical 615 Mechanical: 300
gross
2 2
Kitchenette/Laundry 230 Kitchens: 200 gross
SF
1 3
B.S. Office/Kitchen 500 100 gross SF 5 5
B.S. Office Storage 230 300 gross 1 1
Lounge 946 Assembly (tables and
chairs): 15 net SF
63 49
SUBTOTAL 60
First Floor
Living & Study
Rooms (3)
580 Assembly (tables and
chairs): 15 net SF
39 39
Dorm Rooms 1305 Number of beds 13 13
Second Floor
Dorm Rooms 2335 Number of beds 19 19
Third Floor
Dorm Rooms 2285 Number of beds 16 16
Fourth Floor
Dorm Rooms 330 Number of beds 2 2
Total Building 149
1005 Means of Egress Sizing
1005.3.1 Stairs: min. 0.3 inch per occupant
Egress stairs: 89 x .3 = 27”
1005.3.2: Other Egress components: min. 0.2 inch per occupant
Corridor: 19 x .2 = 3.8 inches
1006: Number of Exits and Exit Access Doorways
Table 1006.2.1 – Spaces with one exit
A Use Group with max of 49 occupants and 75’ travel distance
Table 1006.3.2 Stories with one exit or access to one exist for R-2
Fourth floor above grade plane is not allowed in new construction; see IBC
805.3.1; Therefore the bedrooms at that level have been removed from the
project.
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1007 Exit and exit access doorway configuration
1007.1 General
Exits…and exit access stairs…shall be separated…
1007.1.1
Where two exits…exit access stairs…are required from any portion of the exit access, they
shall be placed a distance apart equal to not less than ½ of the length of the max. overall
diagonal dimension of the building or area to be served measure in a straight line between
them.
1008 Means of Egress Lighting
1008.3 Emergency power for Illumination
The power supply for means of egress illumination shall normally be provided by the
premises’ electrical supply.
108.3.2 General
In the event of power supply failure in buildings that require two…means of egress, an
emergency electrical system shall automatically illuminate all of the following areas:…
1009 Accessible Means of Egress
1009.1 Required…
Exceptions: Accessible means of egress are not required to be provided in existing
buildings
However, any new stairs should comply.
1009.3 Stairways
Exceptions 2 and 5 are applicable.
1009.4 Elevators
Exception 2 is applicable.
1009.7 Exterior areas for assisted rescue: …Where the exit discharge does not include an
accessible route from an exit…to a public way, an exterior area of assisted rescue shall be
provided on the exterior landing… - not applicable
1010 Doors
1010.1.2.1 Direction of swing
…shall swing in the direction of egress travel where serving room or area with 50 or more
occupants
1010.1.10 Panic and fire exit hardware: Doors serving…Group A with occupancy load 50 or
more…shall not be provided with a latch or lock other than panic hardware …
1011 Stairways
1011 for dimensions: 7” max rise, 11” min. tread, 80” min head height, 44” width (36” for
<50 occupants)
1011.6 Landings: …doors opening onto a landing shall not reduce the landing to less than ½
required width…fully open the door shall not project more than 7”
1019 for enclosure
1011.11 Handrails – see 1014
1014.2 height: 34-38”. Dia 1.25-2”
1014.6 Extensions: top 12” bottom 12” plus tread
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1011.13 Guards – see 1015
1015.3 height: 42”
1015.8 Window openings: fall protection devices per ASTM F 2090 or window opening control
devices
1013 Exit Signs
1011.1 Where required
Exits and exit access doors shall be marked by an approved exit sign readily visible from any
direction of egress travel. The path of egress travel to exits and within exits shall be marked
by readily visible exit signs to clearly indicate the direction of egress travel in cases where
the exit or the path of egress travel is not immediately visible to the occupants. Intervening
means of egress doors within exits shall be marked by exit signs.
Exit sign placement shall be such that no point in an exit access corridor or exit passageway is
more than 100 feet or the listed viewing distance for the sign, whichever is less, from the
nearest visible exit sign.
Exceptions:
1. Exit signs are not required in rooms or areas that require only one exit or exit access.
2. Main exterior exit doors or gates that are obviously and clearly identifiable as exits need
not have exit signs where approved by the building official.
Exit signs are not required in any of the assembly rooms (posted less than 49
occupants)
1015.8 Window openings. Windows in Group R-2 and R-3 buildings including dwelling units,
where the top of the sill of an operable window opening is located less than 36 inches above
the finished floor and more than 72 inches (1829 mm) above the finished grade or other
surface below on the exterior of the building, shall comply with one of the following:
1. Operable windows where the openings will not allow a 4-inch diameter (102 mm) sphere
to pass through the opening when the window is in its largest opened position.
4. Operable windows that are provided with window opening control devices that comply
with Section 1015.8.1
Definition of Dwelling Unit:
A single unit providing complete, independent living facilities ...including permanent
provisions for living, sleeping, eating, cooking and sanitation.
Guards are not required for dorm room windows, confirmed with inspector for
Parsons on 12/3/21
1017 Exit Access Travel Distance
1017.1 Travel distance limitations:
See Table 1017.2→ 250’ (sprinkled)
1017.3 Measurements
Exit access travel distance shall be measured from the most remote point within a story
along the natural path of egress to the entrance to an exit.
Parsons House – Code Review Page 19
1019 Exit Access Stairways
1019.3…stairs shall be enclosed, except
1: Exit access stairway…that serve between only two stories.
4: Exit access stairways … in buildings equipped throughout with an automatic
sprinkler system in accordance with Section 903.3.1.1, where the area of the
vertical opening between stories does not exceed twice the horizontal projected
area of the stairway or ramp and the opening is projected by a draft curtain and
closely spaced sprinklers in accordance with NFPA 13. In other than Group B and M
occupancies, this provision is limited to openings that do not connect more than
four stories.
A draft curtain is not applicable; therefore the central stair will have smoke
partitions re-built in the current configuration.
1020 Corridors
Table 1020.1 R (sprinkled) = 0.5 hour fire partitions
Table 1020.2 Min Corridor width: 44” typical, 36” for occupant load less than 50
1020.4 Dead ends
…no dead ends in corridors more than 20’ in length
Exception 2: In occupancies…R-2…where the building is equipped throughout with an
…sprinkler…the length…shall not exceed 50’
1023: Interior Exit Stairways:
1023.2 Construction
Interior exit stairways…shall be enclosed with fire barriers (section 707 and 711)… 713.4 …not
less than 2 hours where connecting 4 or more stories, not less than 1 hour where connection
less than four stories
• The new south stair connects 4 floors, therefore it will be enclosed with 2-hour
barriers.
• The back stair connects 4 floors – existing conditions not required to be upgraded
by IEBC.
1023.3 Termination:
Interior exit stairways shall terminate at an exit discharge or public way
1023.4 Openings
Comply with 716
1023.9 Signage:
Required
1023.11 Smokeproof enclosures
Where required by 403.5.4 or 405.7.2 - not required
1024 Exit Passageway
Not applicable
Parsons House – Code Review Page 20
1027 Exterior stairs
The existing exterior emergency stairs shall be replaced with a new enclosed
stair
Chapter 12: Interior Environment
1203.4 Natural ventilation…the operable area of the openings to the outdoors shall be not less
than 4% of the floor area being ventilated
1207 Sound Transmission
…shall apply to common interior walls, partitions and floor/ceiling assemblies between
adjacent …sleeping units or between …sleeping units and adjacent public areas such as halls,
stairs or service areas.
1207.2 Air-borne sound
Walls, partitions and floor / ceilings: STC not less than 50, penetrations shall be sealed,
doors shall be tight-fitting to frames and sills.
1207.3 Structure-borne sound:
Floor / ceiling: IIC not less than 50
1208.1 Minimum Room Width: 7’
1208.2 Minimum ceiling heights
Occupiable spaces… and corridors shall have a ceiling height of not less than 7’6”.
Bathrooms, toilet rooms, kitchens…shall have a ceiling height of not less than 7.
See 801.3 for 7’ allowable ceiling height
Exceptions 2: if any room …has a sloped ceiling, the…height for the room is required in one-
half the area…Any portion of the room measuring less than 5’ from the…floor…shall not be
included in any computation…
Plumbing Code - 248 CMR
The building shall be provided with sufficient separate toilet fixtures for the anticipated
population.
Parsons House – Code Review Page 21
Fixture Count Calculations
Proposed
Use
Proposed
Occupancy
Design
Load
Toilet
Requirements
Lav
requirements
Bath / Shower
Requirements
Comments
Calculated
or number
of beds
Female Toilets:
1/6
1/8 Female
Showers: 1/8
Lower
Level
6/60 1 1 Not applicable All but 6 are
either
redundant
with dorm
provisions or
transient
(mech)
First Floor
Living &
Study
Rooms (3)
39 Not applicable
as redundant
Dorm
Rooms
12-13 2 required –
conforms with
5 (3 public and
2 en-suite)
2 required –
conforms
with 5 (3
public and 2
en-suite)
2 required –
conforms with
5 (3 public and
2 en-suite)
Second
Floor
Dorm
Rooms
18-19 3 required –
conforms with
5 (4 plus one
new) should we
delete one in
the crowded
bathroom?
3 required –
conforms
with 5 (4 plus
one new)
should we
delete one in
the crowded
bathroom?
3 required –
conforms with
3 (2 showers,
plus one new)
should we
delete one in
the crowded
bathroom?
Bathtub
eliminated
from the gang
bathroom to
improve access
and space
Third and
Fourth
Floor
Dorm
Rooms
18 3 required –
conforms with
4 (4 plus one
new) should we
delete one in
the crowded
bathroom?
3 required –
conforms
with 5 (4 plus
one new)
should we
delete one in
the crowded
bathroom?
3 required –
conforms with
5 (2 showers,
1 bath plus
one new)
should we
delete one in
the crowded
bathroom?
Fourth floor
rooms
accommodated
on the third
floor
Service Sinks: 1 per floor
Service sinks shall be included
Drinking fountains: not required for this use group
Parsons House – Code Review Page 22
g. Dormitory Toilet Facilities.
1. Toilets in dormitory toilet facilities shall be of the elongated style and shall be
equipped with solid plastic non-porous seats of the open front type.
2. In a toilet facility that contains more than one toilet or a toilet and a urinal, each
toilet and urinal shall be separated by walls or partitions that will provide privacy.
3. Toilets, showers and lavatory facilities shall be accessible from within the building
and shall be placed so that passing through any part of another dwelling unit or
room is not required.
4. One laundry utility sink shall be installed for each 50 persons.
5. Toilet facilities, shower rooms and bathing rooms for males and females shall be
separate and so designated. – Not relevant in women’s dorm.
i. Employee Toilet Facilities:
1. In each establishment in which people are employed, there shall be separate toilet
facilities for male and female employees
3. Gender-neutral facilities may be allowed if they meet…(m) and (r)
m. Handicap Toilet Facility\ies:
1. conform with 521 CMR 30.0
3. Unisex may be allowed, variance is not required if men’s and women’s toilet
facilities are met…unisex toilet may be counted only one time…
n. Toilet Facilities General
1. Toilet facilities accessible to the public which have two or more toilets or urinals,
or two or more thereof in any combination, shall provide a floor drain equipped
with an automatic trap priming device and a valved hose connection equipped with
a backflow preventer. The hose connection is for the purpose of floor cleaning in
the toilet facility.
2. Floor drains shall be installed in the vicinity of the urinal(s) and placed at a grade
to enable floor drainage to the floor drain from all directions.
r. Use of Gender-neutral Toilet Rooms. For purposes of the minimum fixture
requirements of 248 CMR, wherever 248 CMR 10.00 requires two or more toilet fixtures
designated by gender, those facilities may be replaced with single use Gender-neutral
toilet rooms pursuant to one of the following options:
1. Every gender designated toilet fixture is replaced with an equal number of single
use gender-neutral toilet rooms (such that there are no gender designated
fixtures)
2. Where the code requires four or more toilet fixtures combined for males and
females, gender designated fixtures may be replaced by single use Gender-neutral
toilet rooms in increments of two such that for every male designated fixture
replaced by a Gender-neutral toilet room, a female designated fixture must also
be replaced by a Gender-neutral toilet room, and vice-versa (e.g. instead of three
men's toilets, four female toilets, there may be installed two men's toilets, three
female toilets, and two single use Gender-neutral toilet rooms).
Energy Conservation
International Energy Conservation Code (IECC):
Chapter 5 Existing Buildings
C502 Additions:
Comply per new construction C402-405
C402 Building Envelop Requirements
Parsons House – Code Review Page 23
C402.1 Perscriptive Method
C402.1.3 Insulation: comply with Table C402.1.3, Group R column, climate zone 5
Attic: R-49
Walls (wood framed): R-13 + R-7.5ci or R-20 + R-3.8ci
Walls (mass): R-11.4 ci 9 (C402.2.2)
Below grade wall: R-7.5ci
Slab: R-10 for 24” below
C402.2.2
…The insulation within the cells of CMUs is not permitted to be considered…
C503 Alterations:
C503.1 General: Alterations…shall comply with C503 and the code for new construction.
Alterations shall be such that the exiting building is not less conforming…
Exception 3. Existing ceiling, wall or floor cavities exposed during construction,
provided that these cavities are filled with insulation.
Parsons House – Code Review Page 24
Elevator
From David Colonies (Kone Rep):
MA Elevator Code and National Elevator Code ANSI A17.1 2013 does not determine if a
building requires an elevator to have generator back up. Only, if provided, how the
operation and transfer of power is performed. The actual requirement falls under
building code. Typically, we do not see emergency generators running the elevator
on these type of projects.
From Jon. Flagg
Not required by building code
521 CMR – Massachusetts Architectural Access Board
3.3 Existing Building
3.3 All…alterations…of existing public buildings…shall be governed by …521 CMR.
3.3.2 If the work to be performed, including the exempted work, amounts to 30% or
more…the entire building is required to comply – relevant as Parson's value of $6,483,670 x
0.30 = $1,945,100 which will be exceeded by the project.
8 Transient Lodging (includes dormitories.)
8.2 Public and Common Use Areas…shall comply with 521 CMR
8.2.1 General: The public use areas … shall include but not be limited to: the general public
function areas, recreation areas, health facilities, pools, meeting areas, restaurants, lounges,
public toilet rooms, public telephones, vending areas, laundry rooms, other amenities
installed for use of occupants, walks, elevators, all public entrances as well as the stairs and
corridors to the accessible units.
8.3 Parking: comply with 23.2 – 23.8
8.4 Sleeping Rooms: At least 5% but in no case less than one
48 beds x .05 = 2.4 beds
Number of
Beds
Total
Beds
each floor
Doubles Accessible
doubles
Singles Accessible
singles
First floor 4 x 2 = 8 0 4 1 13
Second floor 4 x 2 = 8 1 x 2 = 2 7 1 18
Third floor 4 x 2 = 8 0 8 0 16
Fourth floor 0 0 2 2
49
4 of 49 beds (8%) would be fully accessible, well over the requirement of 5%.
In addition 31 of 49 beds (63% ) would be on accessible floors with accessible
public toilet rooms allowing for visitation from someone in a wheelchair.
8.4.1 Distribution: To provide persons with disabilities a range of options equivalent to those
available to other persons served by the facility, accessible sleeping rooms and suites shall be
dispersed proportionally among the various classes of sleeping accommodations available to
patrons of the place of transient lodging. Factors to be considered include room size, price,
location, smoking/non-smoking, amenities provided, and the number and size of beds
provided.
Parsons House – Code Review Page 25
8.4.3 Bathrooms and Kitchens (where provided) comply with 44 Group 2 bathrooms and 45:
Group 2 kitchens
8.4.4 Wheel-in showers: In transient lodging facilities with 50 or more sleeping rooms or
suites, accessible sleeping rooms or suites shall include a wheel-in shower or conformance
with the table below. Wheel-in showers shall comply with the requirements of 521 CMR
44.6.2, Showers.
8.4.5 Sleeping Accommodations for persons who are deaf or hard of hearing. In all transient
lodging facilities, additional accessible sleeping rooms and suites with accommodations for
persons who are deaf or hard of hearing shall be provided in conformance with the table
below. These rooms and suites shall comply with the requirements of 521 CMR 8.6, Sleeping
Accommodations.
(add – 26-50 rooms = 2)
8.4.6 In facilities with multi-bedrooms (such as dormitories) or spaces, 5% of the beds shall
comply with 521 CMR 8.5.3, Maneuvering space.
8.5.2 Elevators: An elevator is not required in a transient lodging facility that is less than
three stories or that has less than 3000 square feet per story if all rooms are proportionately
distributed in accordance with 521 CMR 8.4.1 and all public spaces are fully accessible.
8.5.3 Maneuvering Space: Accessible sleeping rooms shall have a 36 inch (36” = 914mm) clear
width maneuvering space located among both sides of a bed, except that where two beds are
provided, this requirement can be met by providing a 36 inch (36” = 914mm) wide
maneuvering space located between the two beds.
8.5.4 Doors and doorways designed to allow passage into and within all accessible units,
sleeping rooms, or suites shall comply with 521 CMR 26.00: DOORS AND DOORWAYS.
23 Parking
23.2 Number based on number of spaces in the lot and min of one van accessible
25 Entrances
25.1 All public entrances…shall be accessible.
25.3 Vestibules: Between two hinged doors, there shall be a min. of 48” plus the width of the
door swing.
26 Doors
26.11 Hardware
27 Stairs – need to measure existing risers, etc.
27.2 Treads and risers: On any given flight of stairs, all steps shall have uniform riser heights
and uniform tread widths. Open risers are not permitted. See Fig. 27a.
conform
27.3 Nosings: The undersides of nosings shall not be abrupt. The radius of curvature at the
leading edge of the tread shall be no greater than ½ inch (1/2” = 13mm). Risers shall be
sloped or the underside of the nosing shall have an angle not less than 60 degree from the
horizontal. Nosings shall project no more than 1½ inches (1½” = 38mm). See Fig. 27b.
conform
27.4 Handrails: Handrails shall have the following features:
27.4.1 Location: Stairways shall have continuous handrails at both sides of all stairs. The
inside handrail on switchback or dogleg stairs shall always be continuous. See Fig. 27c.
Existing stairs do not always conform; we will be applying for a variance.
Parsons House – Code Review Page 26
27.4.2 Height: Top of handrail gripping surface shall be mounted between 34 inches (34” =
864mm) and 38 inches (38” = 965mm) above stair nosings. Handrails shall be measured
vertically from the top of the gripping surface of handrails to the stair nosing.
27.4.3 Extensions: Where handrails terminate at the top and bottom of a stair run, they shall
have extensions that comply with the following:
a. At the top, extend at least 12 inches (12” = 305mm) beyond the top riser and
parallel with the floor or ground surface. See Fig. 27d.
b. At the bottom, extend at least 12 inches (12” = 305mm) plus the width of one
tread beyond the bottom riser. The handrail shall continue to slope for a
distance of the width of one tread from the bottom riser; the remainder of the
extensions shall be horizontal. See Fig. 27d.
c. Handrail extensions need not extend if it would cause a safety hazard or if
space does not permit. Extensions shall comply with 521 CMR 20.6, Protruding
Objects.
28 Elevators
28.1 General: in all multi-story buildings…each level…shall be served by a passenger
elevator.
Exception g. Transient lodging facilities of less than three stories in height and where all
accessible rooms and all public and common sue spaces are on the accessible level.
Elevator will be provided.
28.7 Elevator car: The elevator cab shall be a minimum of 54 inches by 68 inches (54” x 68” =
1372mm x 1727mm) measured wall-to-wall and wall-to-door, or may be 60 inches by 60
inches, (60” by 60” = 1524mm by 1524mm) wall-to-wall and wall to wall. The door can be
located on any wall or walls.
28.12 Wheelchair Lifts / Limited use Elevators
28.12.1 Vertical wheelchair lift devices…may be use…d) ix existing building of less than three
stories in height or that have less than 3000 square feet per floor…
30 Public Toilet Rooms
30.1 General: each public toilet room…shall comply
30.1.1 The installation of unisex toilet room in lieu of fully accessible men’s and women’s
room is permitted
Variances will be applied for as not all dimensions for both new and existing
toilet rooms can be made to conform within the dimensional constraints of
existing walls and corridors.
34 Storage
34.4 Hardware: Hardware for accessible storage facilities shall comply with 521 CMR 26.11,
Door Hardware. Touch latches and U-shaped pulls are acceptable. See Fig. 34c.
44 Group 2 Bathrooms
44.6.2 Showers
45 Group 2 kitchens
45.2 Clear floor space: complying with 6.4 shall be provided in front of those appliances
which have no knee space including refrigerators
Parsons House – Code Review Page 27
45.3 Wheelchair turning space
45.4 Sinks
45.4.2: knee space required (19” deep x 30” wide),
45.4.3: 27” clear height under
45.4.4: countertop space 15” wide shall be provided on one side of the sink. Height of
countertop at 34” high
45.4.5: sink depth 6.5” max
45.4.8: sink hardware operated by a single level
45.5 Cooktops
45.5.2: knee space required (19” deep x 30” wide),
45.5.3: 29” clear height under
45.5.4: countertop space 15” wide shall be provided on one side of the cookktop.
45.6 Ovens
45.6.1 Height: floor of oven shall be 30” above the floor
45.6.4 retractable “bread board” type shelf provided
45.7 Wall Cabinets shall be mounted so that the inside bottom surface is no higher than 48”
45.10 Refrigerators: Existing combination side by side is okay
45.10.1 Location: the refrigerator shall be located so that its doors are capable of being
opened 180 degrees
45.10.2 Counterspace: countertop space 15” wide shall be provided on one side of the sink.