2019-04-30 Artifact Florence Code Narative
■ Austin Design, Inc. tom@austindesign.biz
■ 2 Mead Street, Suite 2, Greenfield, MA 01301 413.624.9669
■ 167 Main Street, Suite 302, Brattleboro, VT 05301 802.451.5966
April 30, 2019
Artifact Cider Project
34 North Maple Street
Florence, MA 01062
Suite 13-15
Building Code Narrative:
Artifact Cidery is moving operations to an 8,843 GSF leased space in an existing industrial building
with multiple tenants. The building is a single story Type lllB, with slab on grade, a mixture of solid
brick and CMU walls and steel “Butler” type frame system and exterior insulted metal panels. Interior
partitions are CMU and wood and drywall. Roof is a combination of steel insulated metal panels and
wood frame supported by steel beams. The Artifact tenant space was formerly a mixture of F2
industrial and S2 storage. The proposed alteration will include a partial change of use from S2 to A2
non-separated use groups – a change to a higher hazard.
The area changed to A2 represents les than 10% (9.8%) of the total gross square footage of the
space.
The work is to be completed in 2 Phases as described below.
IEBC classifications for work include Chapter 10 Change of Occupancy; Chapter 9 Level 3 Alteration;
Chapter 8 Level 2 Alterations; and Chapter 7 level 1 Alterations.
Scope of Alteration in “Work Area”:
Phase 1: Completed: Buildout of F2, S2 and B space for new cider cellar, including installation of
new overhead door, demolition of existing and construction of new accessory office,
storage, utility and accessible unisex toilet room. Work includes selective demolition,
partitions and finishes, plumbing, HVAC and electrical. Fire protection and fire alarm are
modified as required by space changes.
Phase 2: Proposed: Alteration of portion of F2 space to include new tasting room, with partial
change of use to A2, non separated. Scope to include new accessible entrance;
modification of exterior steel insulated panel wall for entrance and window system;
construction of an additional unisex accessible restroom, tasting room retail area and
finishes, plumbing, HVAC and electrical. Fire protection and fire alarm are modified as
required by space and use changes.
Artifact Cider Building Code Narrative March 29, 2019 Page 2
■ Austin Design, Inc. tom@austindesign.biz
■ 2 Mead Street, Suite 2, Greenfield, MA 01301 413.624.9669
■ 167 Main Street, Suite 302, Brattleboro, VT 05301 802.451.5966
Core Building Data:
Existing:
Gross sf 1st floor area= 8,843 sf
Number of stories = 1
Building height = 20 ft.
Construction Type: IIlB, Sprinklered
Use Group: Mixed Use and Occupancy
F2, S2, Non-separated occupancies with provisions of most
restrictive use applicable.
Number of Exits: 3
Proposed:
Gross sf 1st floor area= 8,843 sf – No Change
Number of stories = 1 – No Change
Building height = 20 ft. – No Change
Construction Type: IIIB, Sprinklered – No Change
Use Group: Mixed Use and Occupancy
F2, S2, A-2 Non-separated occupancies with provisions of most:
restrictive use applicable.
Number of Exits: 3 – No Change
Proposed Use and Occupancy: See table at end of report.
Summary of Code related Work:
Sprinklers: The building is sprinklered, and existing heads will be altered as required by the
work.
Fire Alarm: The building has a fire alarm system and existing equipment will be relocated
and added as required. A new horn / strobe will be installed in the toilet rooms.
Fire Separation: No fire separations are required between uses. Existing openings to
adjacent suite to be infilled with a 3 hr rated wall.
Egress: A new accessible direct entrance / exit to exterior is added in place of the existing
entry. There is no other change or impact to egress from the building.
Accessibility: Under 521 CMR, as the work will cost more than $100,000 the work being
performed is required to comply with 512CMR and in addition an accessible entrance and
toilet rooms must be provided. New Accessible toilet rooms and a new accessible entrance
will be constructed. Only one exit is required for the public / accessory assembly area,
(occupancy <50), so only one accessible exit is required.
Artifact Cider Building Code Narrative March 29, 2019 Page 3
■ Austin Design, Inc. tom@austindesign.biz
■ 2 Mead Street, Suite 2, Greenfield, MA 01301 413.624.9669
■ 167 Main Street, Suite 302, Brattleboro, VT 05301 802.451.5966
Applicable Codes:
2015 IEBC International Existing Building Code with MA Amendments 780 CMR Ninth
Addition.
2015 IBC International Building Code with MA Amendments 780 CMR Ninth Addition.
2015 IECC Energy Conservation Code
521 CMR Massachusetts Architectural Access Board, January 27, 2006 (MAAB)
2015 IEBC Work Area Method
Chapter 10 Change of Occupancy
1001.2.2.1 Partial Change of Occupancy Classification: Where a portion of an existing
building is changed to a new occupancy classification, Section 1012 shall apply.
1012.2 Fire protection systems. Fire protection systems shall be provided in accordance
with Sections 1012.2.1 and 1012.2.2.
o The building is sprinklered and sprinkler systems will be maintained.
012.4.1 Means of egress for change of use to a higher hazard category. The means of
egress shall comply with the requirements of Chapter 10 of the International Building Code.
1012.5.1.1 Height and Area for a Change to Higher Hazard, Fire wall alternative. In other
than Groups H, F-1 and S-1, fire barriers and horizontal assemblies constructed in
accordance with Sections 707 and 711, respectively, of the International Building Code shall
be permitted to be used in lieu of fire walls to subdivide the building into separate buildings
for the purpose of complying with the area limitations required for the new occupancy where
all of the following conditions are met: Conditions are met,12” existing masonry wall has
rating of 12 hrs., per IEBC Table 1.1.6 and existing opening infill will have 3 hr rating as per
IBC Table 706.4.
Chapter 9 Alterations – Level 3
904.2 Fire alarm and detection systems. Fire alarm and detection shall be provided in
accordance with Section 907 of the International Building Code as required for new
construction.
904.2.1 Manual fire alarm systems. Where required by the International Building Code, a
manual fire alarm system shall be provided throughout the work area. Alarm notification
appliances shall be provided on such floors and shall be automatically activated as required
by the International Building Code.
905.1 Means of Egress General. The means of egress shall comply with the requirements
of Section 805 except as specifically required in Sections 905.2 and 905.3.
908.1 Energy Conservation Minimum Requirements. Level 3 alterations to existing
buildings are permitted without requiring the entire building to comply with the energy
requirements of the International Energy Conservation Code. The alterations shall conform to
the energy requirements of the International Energy Conservation Code as they relate to new
construction only.
Artifact Cider Building Code Narrative March 29, 2019 Page 4
■ Austin Design, Inc. tom@austindesign.biz
■ 2 Mead Street, Suite 2, Greenfield, MA 01301 413.624.9669
■ 167 Main Street, Suite 302, Brattleboro, VT 05301 802.451.5966
Chapter 8 Alterations – Level 2
805.3 Number of exits. The number of exits shall be in accordance with Sections 805.3.1
through 805.3.3.
805.7.1 Artificial lighting required. Means of egress in all work areas shall be provided with
artificial lighting in accordance with the requirements of the International Building Code.
805.8.1 Exit Signs, Work areas. Means of egress in all work areas shall be provided with
exit signs in accordance with the requirements of the International Building Code.
808.2 Electrical, Existing installations. Existing wiring in all work areas in Group A-1, A-2,
A-5, H and I occupancies shall be upgraded to meet the materials and methods requirements
of Chapter 7.
809.2 Mechanical, Altered Existing Systems. In mechanically ventilated spaces, existing
mechanical ventilation systems that are altered, reconfigured, or extended shall provide not
less than 5 cubic feet per minute (cfm) (0.0024 m3/s) per person of outdoor air and not less
than 15 cfm (0.0071 m3/s) of ventilation air per person; or not less than the amount of
ventilation air determined by the Indoor Air Quality Procedure of ASHRAE 62.
809.3 Mechanical, Local exhaust. All newly introduced devices, equipment, or operations
that produce airborne particulate matter, odors, fumes, vapor, combustion products, gaseous
contaminants, pathogenic and allergenic organisms, and microbial contaminants in such
quantities as to affect adversely or impair health or cause discomfort to occupants shall be
provided with local exhaust.
Chapter 7 Alterations – Level 1
702.1 Interior finishes. All newly installed interior wall and ceiling finishes shall comply with
Chapter 8 of the International Building Code.
702.2 Interior floor finish. New interior floor finish, including new carpeting used as an
interior floor finish material, shall comply with Section 804 of the International Building Code.
702.3 Interior trim. All newly installed interior trim materials shall comply with Section 806 of
the International Building Code.
702.6 Materials and methods. All new work shall comply with the materials and methods
requirements in the International Building Code, International Energy Conservation Code,
International Mechanical Code, and International Plumbing Code, as applicable, that specify
material standards, detail of installation and connection, joints, penetrations, and continuity of
any element, component, or system in the building.
703.1 Fire Protection, General. Alterations shall be done in a manner that maintains the
level of fire protection provided.
704.1 Means of Egress, General. Alterations shall be done in a manner that maintains the
level of protection provided for the means of egress.
2015 IBC with MA Ammendments
Chapter 5 General Building Heights and Areas: Type IIIB
Table 504.3 Allowable Building Height: 75’ (A, F, S)
Table 504.4 Allowable Number of Stories: 3 stories (Use Group A most restrictive)
Table 506.2 Allowable Area: 34,000 GSF (Use Group A2 most restrictive)
508.2.3 Mixed Use and Occupancy, Accessory Occupancies, Allowable building Area:
Aggregate accessory spaces shall not exceed 10% of the floor area of the story in which they
are located.
508.2.4 Mixed Use and Occupancy, Accessory Occupancies, Separation of Occupancies:
No separation is required between accessory occupancies and the main occupancy.
Artifact Cider Building Code Narrative March 29, 2019 Page 5
■ Austin Design, Inc. tom@austindesign.biz
■ 2 Mead Street, Suite 2, Greenfield, MA 01301 413.624.9669
■ 167 Main Street, Suite 302, Brattleboro, VT 05301 802.451.5966
508.3.1 Mixed Use and Occupancy, Nonseparated Occupancies, Occupancy Classification:
Most restrictive provisions of chapter 9 that apply to the nonseparated occupancies shall
apply to the total nonseparated occupancy area.
508.3.2 Mixed Use and Occupancy, Nonseparated Occupancies, Allowable Building Height
and Area: Most restrictive occupancy group allowances from tables 504.3, 504.9, and 506.2
shall be used to determine building height and area limitations.
508.3.3 Nonseparated Occupancies, Separation: No separation is required between
Nonseparated occupancies.
Table 508.4: No separation is required between A2, F2 and S2 uses.
Chapter 6 Types of Construction:
Table 601, 602 Fire Resistive Rating Requirements for Building Elements: Type IIIB, 0 rating
required, 0 rating of exterior walls where X>30.
Chapter 7 Fire and Smoke Protection Features:
Table 706.4 Fire Wall resistance Ratings: Use A, 3 hr.
Chapter 8 Interior Finishes:
Table 803.1.1 Interior Wall and Ceiling Finish Requirements by Occupancy: Class B at exit
stairways and passageways. Class C at rooms and enclosed spaces.
Chapter 9 Fire Protection Systems:
903.2 Automatic Sprinkler Systems: NFPA 13 system is installed and will be modified as
required and maintained.
906.1 Portable Fire Extinguishers: Portable fire extinguishers are required in Group F & S
occupancies.
907.2 Fire Alarm and Detection Systems: Manual fire alarm systems are not required for
the occupancy groups.
Chapter 10 Means of Egress:
1006.2.1 Number of Exits, Egress from Spaces: One exit required for the A2 use, Three
exits total provided.
1008.1 Means of Egress Illumination: Means of egress shall be illuminated.
1009.1 Accessible Means of Egress: Two accessible means of egress are required.
1013.1 Exit Signs: Exit signs required.
Chapter 11 Accessibility:
See 521 CMR below.
Chapter 29 Plumbing Systems:
[P] 2902.1 Minimum Number of Fixtures: Plumbing fixtures shall be provided per
requirements in Table 2902.1, as amended by 248 CMR Table 1: 2 accessible unisex toilet
rooms provided.
Table 1 Minimum Facilities for Building Occupancy:
o A-2, Nightclubs, bars, taverns, etc.,
Water closets: 1/30 Women, 1/50 Men.
Lavatories: 1 per 75
Drinking Fountains: None, Other: 1 service sink.
o F2,S2 Employee (Industrial, factory / warehouse and similar usage)
Water closets: 1/15 Women, 1/20 Men.
Lav: 1/30.
Artifact Cider Building Code Narrative March 29, 2019 Page 6
■Austin Design, Inc.tom@austindesign.biz
■2 Mead Street, Suite 2, Greenfield, MA 01301 413.624.9669
■167 Main Street, Suite 302, Brattleboro, VT 05301 802.451.5966
2015 IECC Energy Conservation:
Chapter 5 Existing Buildings:
C503.1 Existing buildings, Alterations: Alterations shall conform to the requirements of the
IECC for new construction with the following exceptions for which they need not comply:
1.Surface applied window film.
2.Storm windows applied over existing windows.
3.Existing ceiling, wall or floor cavities exposed during construction provided that
these cavities are filled with insulation.
4.Construction where the existing roof, wall or floor cavity is not exposed.
521 CMR:
Chapter 3 Jurisdiction:
521 CMR 3.3.1 Jurisdiction: Existing Buildings: If the work being performed amounts to less
than 30% of the full and fair cash value of the building and 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, telephone, drinking fountain (if
toilets, telephones and drinking fountains are provided) shall also be provided in compliance
with 521 CMR.
Chapter 7 Retail Establishments:
7.1 Retail Establishments, General: All retail establishments shall comply with 521 CMR,
except as specified or modified in 521 CMR 7.00. Areas that must be accessible include but
are not limited to the areas where the service or product of the establishment is offered to the
public, dressing rooms, and public toilet rooms provided for clientele.
o 7.2.1 Cash Registers: A 36” long counter shall be installed at 36” above the finish floor.
o 7.8 Public Toilet Rooms: Toilet rooms shall be accessible and on an accessible route.
Chapter 17 Restaurants:
17.1 Restaurants, General: Restaurants shall comply with 521 CMR, except as specified or
modified in 521 CMR 17.00. Restaurants shall include, but not be limited to, cafeterias,
lounges, bars, and other places open to the public where food or beverages are served.
o 17.2: Restaurants: Seating: At least 5% but not less than one, of the tables shall be
accessible, be on an accessible route, and in compliance with the following:
Respectfully submitted
Thomas C Chalmers, AIA, NCARB
Austin Design, Inc.
Project:Total Existing Project Gross SF8,843Total Proposed Project Gross SF8,843Date:Calculated Actual Load Actual CodeAccessory Retail Seating A2 Seating 15 686 4646Accessory Retail Bar/ Sales A2 Bar / Sales100 181 22Subtotal A2867 4848 1 1Production CellarF2 Production Cellar100 3,975 402StorageS2 Storage300 4,001 132Subtotal S2, F2 7,976404 2 2Net to gross‐ TOTAL 8,843 87.29 523 2UseLoad Men Load Women WC Women WC Men Total LavsA224 240.79 0.48 1.00S2, F12 20.13 0.10 1.00Total Fixtures11 Plumbing Fixture Calculator Number of ExitsUSE AND OCCUPANCY Artifact Cidery5/1/2019ProposedBLDG‐ ‐FLOOR‐SPACE USE GROUP FUNCTION LOAD FACTOR AREA OCCUPANCY LOADW. M, Lav1/30, 1/50, 1/751/15, 1/20, 1/30Artifact Cider Building Code Narrative March 29, 2019 Page 7