HomeMy WebLinkAbout2022-02-09 FedEx Ground Distribution Center Yarmouth Code Report
Distribution Facility
FedEx Ground
225 Whites Path
Yarmouth, Massachusetts
Existing Building
Code Report
February 9, 2022
Prepared By: Don E. Contois, P.E.
Table of Contents
Introduction ..................................................................................................1
International Existing Building Code ............................................................1
1. Work Area and Classification of Work: .........................................1
2. Occupancy Classification:.............................................................2
3. Construction Type: ........................................................................2
4. Fire Resistance Ratings:...............................................................2
5. Parking Garage Requirements: ....................................................2
6. Interior Finishes:............................................................................3
7. Means of Egress: ..........................................................................3
8. Required Fire Protection Systems: ...............................................4
9. Energy Code Provisions for Existing Buildings ............................4
10. Ventilation Requirements..............................................................5
11. Structural Provisions for Existing Buildings ..................................5
12. Accessibility for Persons with Disabilities .....................................5
Appendix: Assessed Value ..........................................................................7
FedEx Ground Distribution Facility February 9, 2022 Page 1
Introduction The existing building, located at 225 Whites Path in Yarmouth, Massachusetts, is
an existing warehouse building. The proposed work involves fitting out Units B and C of the 3 unit building for use as a package handling and distribution center as well as employee parking. The following is a list of applicable codes:
Code Type Applicable Code (Model Code Basis)
Building 780 CMR: Massachusetts State Building Code, 9th Edition
(Amended 2015 International Building Code (IBC)) (Amended 2015 International Existing Building Code (IEBC))
Fire Prevention 527 CMR 1: Massachusetts Fire Prevention Regulations (Amended 2015 NFPA 1) M.G.L. Chapter 148 Section 26G – Sprinkler Protection
Accessibility 521 CMR: Massachusetts Architectural Access Board Regulations
Electrical 527 CMR 12: Massachusetts Electrical Code (Amended 2020 National Electrical Code)
Mechanical 2015 International Mechanical Code (IMC)
Plumbing 248 CMR: Massachusetts Plumbing Code
Energy Conservation 2018 International Energy Conservation Code (IECC)
International Existing Building Code The 2015 International Existing Building Code with Massachusetts amendments allows for 3 separate compliance methods, the Prescriptive Method (in general, altered areas must comply with the code for new construction), Work Area Method
(level of compliance is based on the classification of work), and Performance Compliance Method (numerical method that allows tradeoffs for deficiencies). This report is based on the Work Area Method.
1. Work Area and Classification of Work: The proposed work includes fitting out 2 of the 3 units within the building for use as a package handling and distribution center as well as employee parking. The work is classified as a Level 3 Alteration. Level 3 Alterations include the
reconfiguration of spaces, the addition or elimination of doors and windows, the reconfiguration or extension of systems, and/or the installation of additional equipment in more than 50% of the aggregate area of the building. Therefore,
the work must comply with IEBC Chapters 7, 8, and 9. Also, the project
includes a change in use to an enclosed parking facility but not a change in occupancy classification since the building already contained Use Groups S-1 and S-2. However due to the change of use to a Special Use and Occupancy,
the project must comply with 780 CMR 406 (IEBC 1002.1).
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2. Occupancy Classification:
Non-Separated Mixed Uses:
• S-1 (Warehouse & Package Handling)
• S-2 (Parking)
• Accessory: B (Office) 3. Construction Type:
Since the project does not include a change of occupancy classification or an addition, the IEBC does not contain any requirements mandating compliance with the minimum construction type based on the height and area limitations of
780 CMR Chapter 5. Therefore, the new construction is only required to maintain the current construction type.
Based on the unprotected steel structure, the building construction most
closely resembles Type IIB construction. All new construction must utilize
noncombustible materials as required to maintain Type IIB construction. 4. Fire Resistance Ratings:
The project does not include any new building elements that must be fire
resistance rated. 5. Parking Garage Requirements:
Due to the change in use of the general storage warehouse space to enclosed parking, the building must comply with the following requirements of 780 CMR 406.4 and 406.6 as an enclosed parking garage (IEBC 1002.1):
• 780 CMR 406.4.1 Clear Height: The building has a clear height of 7’ as required.
• 780 CMR 406.4.2 Guards: The garage does not require any guards since the only elevation differences within the garage that exceed 30” are at loading docks (780 CMR 1015.2 Exc. 1).
• 780 CMR 406.4.3 Vehicle Barriers: The exterior walls must comply with
the loading requirements of 780 CMR 1607.8.3 where the drive lane or
parking area is more than 1 foot above the adjacent grade.
• 780 CMR 406.4.4 Ramps: The vehicle drive ramps are not required as part of the means of egress and do not require pedestrian facilities.
• 780 CMR 406.4.5 Floor Surface: The floor is concrete as required. The
floor is not required to be sloped towards floor drains or the vehicle
entry door per 780 CMR 406.4.5 Exc. 2. Although floor drains must be provided per 248 CMR 10.09(1)(b)(1), 248 CMR does not contain any
requirements mandating that the floor slope to the drains.
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• 780 CMR 406.4.6 Mixed Occupancy Separation: Since the building is not subject to the height and area limitations of Chapter 5 and the building is generally Use Group S throughout, the parking areas are not
required to be separated from the remainder of the building by fire
resistance rated construction (780 CMR 508.3).
• 780 CMR 406.4.7 Special Hazards: All fuel-fired appliances must be raised above the floor such that the source of ignition in the appliance
is at least 18” above the floor unless the fuel-fired appliance is separated from the parking area by a two-doorway separation.
• 780 CMR 406.4.8 Attached to Rooms: This section is not applicable
since the building does not contain sleeping rooms.
• 780 CMR 406.6.1 Height and Areas: The single story building complies
with the height limit of 780 CMR Tables 504.3 and 504.4 as well as the unlimited area allowance of 780 CMR 507.4.
• 780 CMR 406.6.2 Ventilation: The building must be provided with
ventilation per the International Mechanical Code Section 404. The ventilation system must provide at least 0.05 cfm per sq. ft. at all times and 0.75 cfm per sq. ft. when necessary based on carbon monoxide detectors and nitrogen dioxide detectors.
• 780 CMR 406.6.3 Automatic Sprinkler System: The building is
provided with sprinkler protection as required.
6. Interior Finishes:
All newly installed wall and ceiling finishes, and interior trim materials must comply with 780 CMR Table 803.11 (IEBC 702.1, 702.2, 702.3). The
requirements are summarized below: Walls & Ceilings (IBC Table 803.11)
Use Group: B / S-1 / S-2
Exit Enclosures N/A
Exit Access Corridors Class C
Rooms & Enclosed Spaces Class C
7. Means of Egress: The means of egress including the exit signs, egress lighting, number of exits and egress capacity must be sufficient for the number of occupants on all floors
(780 CMR 102.6.4). The calculated occupant load for the proposed floor plans, the corresponding required number of exits, the provided number of exits, and the provided egress capacity are summarized below (780 CMR Table
1004.1.2, Table 1006.3.1, and Section 1005.3).
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Means of Egress
Floor Area Estimated Occupant Load Number of Exits Exit Capacity (persons) Required Provided
Unit B 395A 2 3 480B
Unit C 182C 2 2 320D
A. 65,000 sf parking / 200 sf per occ. + 7,000 sf office & package handling / 100 sf per occ. B. 3 exits with 34” clear doors @ 0.2” per occ. and 48” stairs @ 0.3” per occ. C. 36,400 sf parking / 200 sf per occ. D. 2 exits with 34” clear doors @ 0.2” per occ. and 48” stairs @ 0.3” per occ.
As shown above, the units are provided with sufficient egress capacity for the
proposed occupant load. The exit signs and emergency lighting will be
updated as part of the project as required by 780 CMR 102.6.4. General Egress Requirements The means of egress throughout the work areas are required to comply with
Chapters 7 and 8 of the existing building code. Since the building contains a single tenant, the renovations are only required to maintain or improve the current level of egress (IEBC 704.1, 805.1, & 905.1). 8. Required Fire Protection Systems:
The following fire protection systems must be maintained and updated as needed to accommodate the new commodity and floor layout (IEBC 703.1):
• Automatic sprinkler system
• Fire alarm
• Fire extinguishers: Fire extinguishers must be located throughout the building so that the maximum travel distance to an extinguisher is less
than 75 feet.
9. Energy Code Provisions for Existing Buildings
The building is subject to the 2018 International Energy Conservation Code
(IECC) or ANSI/ASHRAE/IESNA 90.1 with Massachusetts Amendments
(Massachusetts Energy Code). Level 2 alterations to existing buildings are
permitted without requiring the entire building to comply with the energy requirements of the International Energy Conservation Code (IECC). The
alterations (new elements) shall conform to the energy requirements of the IECC as they relate to new construction only (IEBC 811.1).
The Massachusetts Stretch Code as adopted by the Town of Yarmouth does not apply to existing buildings (780 CMR Appendix AA 104).
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10. Ventilation Requirements
All reconfigured spaces other than the parking areas must provide with new ventilation that complies with the IMC or existing mechanical ventilation that provides at least 5cfm of outdoor air per person and not less than 15 cfm of ventilation air per person (IEBC Section 809). Sec Section 5 of this report regarding the required ventilation of the parking areas of the building.
11. Structural Provisions for Existing Buildings Structural alterations to building, if any, must be evaluated by a registered
structural engineer to determine compliance with the IEBC. 12. Accessibility for Persons with Disabilities Massachusetts Architectural Access Board Regulations
Alterations to the building must comply with the requirements of the Massachusetts Architectural Access Board Regulations (521 CMR). For existing building alterations, the requirements of 521 CMR are based on the
cost of the proposed work:
A. If the cost of the proposed work is less than $100,000, only the new work must comply. B. If the cost of the proposed work is greater than $100,000 then all new work
must comply and the existing building must include an accessible public entrance, toilet room, telephone and drinking fountain (if public phones and drinking fountains are provided) (521 CMR Section 3.3.1(b)). Exempt work
when calculating the cost of work includes roof repair or replacement, window repair or replacement, and repointing and masonry repair work
unless the exempt work exceeds $500,000.
C. If the cost of the proposed work is greater than 30% of the full and fair cash value of the existing building, the entire building is required to comply
with 521 CMR (521 CMR Section 3.3.2). There is no exempt work, i.e. the entire project costs apply to determining the 30% criteria.
The cost of all work performed on a building in any 36 month period must be added together in determining the applicability of 521 CMR (521 CMR Section
3.5). The full and fair cash value of the existing building is determined by using the 100% equalized assessed value of the building on record with the city assessor’s office. The assessed value of Units B and C is $5,027,000.
If the cost of the renovations exceeds the 30% threshold of $1,508,100
($5,027,000 * 30%), all portions of Units B and C open to the general public must comply in full with the current requirements of 521 CMR including the
following features:
• All public entrances must be accessible (521 CMR 25.1)
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• All public and common use areas must be accessible and provided
with an accessible route thereto (521 CMR Section 12.2.2 and 20.1).
o The maximum slope of a ramp cannot exceed 1:12 (8.3%) in
accordance with 521 CMR 24.2.1 and there are no tolerances
permitted.
• Service counters (521 CMR 7.2.2)
• Public toilet rooms (521 CMR 30.1).
• Accessible parking spaces must be provided based on the total number of parking spaces (521 CMR 23.2.1). Additionally, one in
every 8 accessible spaces, but not less than one, must be van
accessible (521 CMR 23.2.2).
Any employee-only areas such as staff lounges, staff bathrooms, and staff work areas are not required to comply with 521 CMR but must comply with the
Americans with Disabilities Act.
Americans with Disabilities Act Guidelines The ADA Guidelines are not enforced by the Commonwealth of Massachusetts, they can only be enforced through a civil lawsuit or complaint filed with the U.S. Department of Justice. Compliance with the ADA Guidelines
is triggered by renovations to the existing building. All renovations to the building must be made to ensure that, to the maximum extent feasible, the altered portions of the facility are readily accessible to and usable by individuals with disabilities (28 CFR Part 36 Section 36.402(a)). Alterations made to provide an accessible path of travel to altered areas and accessible facilities
(i.e. provide accessible toilet facilities) are not required if the cost exceeds 20% of the total cost of the alteration (28 CFR Part 36 Section 36.403(f)). However, if the cost to meet these accessibility requirements does exceed 20%, alterations are still required to the maximum extent that the area can be made
accessible without exceeding the 20% criteria (28 CFR Part 36 Section 36.403(g)). The ADA also contains less stringent dimensional requirements for some building elements in an existing building where it is infeasible to meet the
requirements for new construction.
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Appendix: Assessed Value