32A-151 15 Strong Ave review 2018-08-08Code Review Thomas Douglas Architects, Inc.
Renovations for Northampton, MA 01060
15 Strong Ave 413-585-0641
Northampton, MA 01060
1 of 4
DRAFT CODE REVIEW May 29, 2018
Ananda Khalsa Jewelry Studio
Ananda Khalsa
15 Strong Ave
Northampton, MA
Applicable Building Code: MA 780 CMR Ninth Edition
IEBC International Existing Building Code, 2015
IBC International Building Code, 2015
Parcel ID: 32A-151-001
Assessed value: $536,280
Zoning District: CB
Building Footprint: 3,551 sqft
Main floor area: 3,551 sqft
Building Gross: 8,375 sqft
Building Height: ~ 25 ft.
Proposed Renovations:
Project Description:
• Renovate mercantile space for tenant use.
• No changes to the building footprint, façade, basement or the upper levels.
Use Groups
• Currently Mercantile use, there will be no changes to the use group.
• The current level of safety or sanitation will NOT be reduced and the
portions altered shall conform to the requirements of the IBC & IEBC.
Construction Type
• 3B, Brick exterior walls, combustible framing.
Areas
The proposed renovated work area is: 1,540 square feet on the 1st floor
According to the IEBC 2015 Chapter 5 Classification of work:
Section 503 – Alteration Level 1- New Elements and Finishes
Section 504 - Alterations Level 2 – Reconfiguring of space
Code Review Thomas Douglas Architects, Inc.
Renovations for Northampton, MA 01060
15 Strong Ave 413-585-0641
Northampton, MA 01060
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Work Area Method Calculations
The work area is 18% 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
The work area includes reconfiguration of the 1st floor mercantile space. Most of
this project will be classified as a level 2 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.
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.
The ceilings which separate the use groups (M on ground floor and R2 on 2nd floor)
will be improved and repaired.
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 will be 1 enlarged opening in a masonry load bearing wall. We will have a
Structural Engineer size the new structural lintel.
607 Energy Conservation:
See 708 below
701.3 Compliance
New electrical equipment must comply with section 708
Code Review Thomas Douglas Architects, Inc.
Renovations for Northampton, MA 01060
15 Strong Ave 413-585-0641
Northampton, MA 01060
3 of 4
OCCUPANCY
Occupant Load Calculation
(1004.4.1)
Max sqft per
occupant
Max occupancy
based on area
Area
Retail space
M - 1 per 60sqft 10.4 625
Back of house M Employee only 4 930
Toilets: MA 248CMR Plumbing & Gas Code
Required fixtures: Section 10:10 Table 1
Total Occupancy: 14.4
1/20 women @ 7.2 women = 0.3 toilets
1/20 men @ 7.2 men = 0.3 toilet
One unisex, toilet will be provided
704 Fire Protection: The building is not sprinklered – there will be no change.
The renovation is less that 30% of the aggregate square footage of the building and
is considered minor in nature.
704.4 Fire alarm and detection:
• The building has a fire alarm system in all areas. It will be maintained. New
devices will be added in the work area to conform to the code.
705 Means of Egress
There will not be a reduction of means of egress in any part of the building.
705.4.4 Panic Hardware
This project will not have panic hardware, occupancy is under 50
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.
Fire Alarm devices
The renovated space will have compliant smoke detectors, strobes and horn strobe
units.
Code Review Thomas Douglas Architects, Inc.
Renovations for Northampton, MA 01060
15 Strong Ave 413-585-0641
Northampton, MA 01060
4 of 4
708 Energy Conservation:
No changes to the building envelope are proposed other than minor repairs.
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.
This project’s construction costs are estimated to be below $100,000
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.
Building Assessed value: $536,280
Renovated Area: 1,540 sqft 24% of the building
Renovated Area Value: $128,707
Estimated Renovation Value $38,000 which is less than 30% of value
One new accessible unisex toilet room will be provided.
With the exception of the existing entry steps & change of level steps, the first
floor public area is now and will be fully accessible.
End of Document