HomeMy WebLinkAbout22-12-5_MA Code Review Narratives_Dumont (1)
6 Wilkins Drive, Suite 210
Plainville, MA 02762
P: 508-809-3509
F: 508-809-3511
December 5, 2022
RE: The Outdoor Shop - Addition CME #22203
50 Long Pond Drive
South Yarmouth, MA 02664
Massachusetts State Building Codes
Code Review Narratives
Existing Building Code of Massachusetts - IEBC 2015 w/ MA Amendments
780 CMR: Massachusetts State Building Code - IBC 2015 w/ MA Amendments
521 CMR: Architectural Access Board
248 CMR 10.00: Uniform State Plumbing Code
2020 Massachusetts Energy Code - IECC 2018 w/ MA Amendments
GENERAL BUILDING CONSTRUCTION
The original structure is a Commercial Building of Type 5B construction, 1-story in height, with 1 Owner Retail
space & 2 Tenant retail spaces. The 2 original Tenant spaces were recently destroyed in a fire & have since
been torn down. The existing Owner Retail space survived the fire. The existing building construction
includes a concrete foundation, wood framed exterior bearing wall construction & wood trussed roof
construction. Exterior finishes include wood shingle & clapboard siding; asphalt roof shingles. Interior
partitions are wood stud framed with gypsum board finish. Ceilings are gypsum board applied to bottom
chords of roof trusses.
The renovation project involves reconstruction of the 2 Tenant retail spaces in their original location with
construction to match the original/existing.
PROJECT USE GROUP
Existing: Mercantile (M)
Proposed: Mercantile (M); No Change.
FIRE PROTECTION & DETECTION: Building is not sprinklered and does not have a full fire alarm system.
CONSTRUCTION: All work relative to mechanical, plumbing, electrical & fire alarm systems shall be provided
by the General Contractor on a design/build basis.
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Existing Building Code of Massachusetts
IEBC 2015 w/ MA Amendments
Code Review Narrative
Chapter 5 Classification of Work
Work shall be in compliance w/ the following applicable Sections:
Work Area Method
SECTION 505 ALTERATION – LEVEL 3
505.1 Scope.
Level 3 alterations apply where the work area exceeds 50% of the aggregate area of the
building.
505.2 Application.
Level 3 alterations shall comply w/ the provisions of Chapters 7 & 8 for Level 1 & 2
alterations, respectively, as well as the provisions of Chapter 9.
SECTION 507 ADDITIONS
507.1 Scope.
Provisions for additions shall apply where work is classified as an addition per CH 2.
507.2 Application.
Additions to existing buildings shall comply w/ the provisions of CH 11.
Chapter 7 Alterations – Level 1
Work shall be in compliance w/ the following applicable Sections:
SECTION 701 GENERAL
701.2 Conformance.
An existing building or portion thereof shall not be altered such that the building becomes
less safe than its existing condition.
SECTION 702 BUILDING ELEMENTS AND MATERIALS
702.1 Interior finishes.
All newly installed wall & ceiling finishes shall comply w/ Chapter 8 of the IBC.
702.2 Interior floor finish.
New interior floor finish, including new carpeting used as a floor finish material, shall comply
w/ Section 804 of the IBC.
702.3 Interior trim.
All newly installed interior trim materials shall comply w/ Section 806 of the IBC.
702.6 Materials and methods.
All new work shall comply w/ the materials & methods requirements in the IBC, IECC, IMC,
& IPC, as applicable, that specify material standards, detail of installation & connection,
joints, penetrations & continuity of any element, component or system in the building.
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702.6.1 International Fuel Gas Code.
Work shall be in compliance w/ applicable Sections of the IFGC w/ MA amendments.
SECTION 703 FIRE PROTECTION
703.1 General.
Alterations shall be done in a manner that maintains the level of fire protection provided.
There are no existg fire protection sys currently installed. Smoke detectors have been
installed in the Owner tenant space. New smoke detectors & EBU’s will be provided in the
addition.
SECTION 704 MEANS OF EGRESS
704.1 General.
Alterations shall be done in a manner that maintains the level of protection provided for the
means of egress.
SECTION 705 ACCESSIBILITY
See 521 CMR Architectural Access Board Code Review Narrative below.
SECTION 708 ENERGY CONSERVATION
708.1 Minimum requirements.
Level 1 Alterations to existing buildings or structures are permitted without requiring the
entire building or structure to comply w/ the energy requirements of the IECC or IRC. The
alterations shall conform to the requirements of the IECC as they relate to new construction
only.
Chapter 8 Alterations – Level 2
Work shall be in compliance w/ the following applicable Sections:
SECTION 801 GENERAL
801.1 Scope.
Level 2 Alterations as described in Section 504 shall comply w/ the requirements of this
Chapter.
801.2 Alteration Level 1 compliance.
In addition to the requirements of this Chapter, all work shall comply w/ the requirements of
Chapter 7.
801.3 Compliance.
All new construction elements, components, systems & spaces shall comply w/ the
requirements of the IBC.
Exceptions:
2. Windows may be added without requiring compliance w/ the light & ventilation
requirements of the IBC.
3. Newly installed electrical equipment shall comply w/ the requirements of
Section 808.
4. The length of dead-end corridors in newly constructed spaces shall only be
required to comply w/ the provisions of Section 805.6.
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5. The minimum ceiling height of the newly created habitable & occupiable
spaces & corridors shall be 7 feet.
SECTION 803 BUILDING ELEMENTS AND MATERIALS
803.1 Scope.
The requirements of this Section are limited to work areas in which Level 2 Alterations are
being performed & shall apply beyond the Work Area where specified.
803.4 Interior finish.
The interior finish of walls & ceilings in exits & corridors in any Work Area shall comply w/ the
requirements of the IBC.
Exception: Existing interior finish materials that do not comply with the interior finish
requirements of the IBC shall be permitted to be treated w/ an approved fire-retardant
coating in accordance w/ the manufacturer's instructions to achieve the required rating.
803.4.1 Supplemental interior finish requirements.
Where the Work Area on any floor exceeds 50% of the floor area, Section 803.4 shall also
apply to the interior finish in exits & corridors serving the Work Area throughout the floor.
SECTION 804 FIRE PROTECTION
804.1 Scope.
The requirements of this Section are limited to work areas in which Level 2 Alterations are
being performed & where specified shall they shall apply throughout the floor on which the
Work Areas are located or otherwise beyond the Work Area.
804.2 Automatic sprinkler systems.
Automatic sprinkler systems shall be provided in accordance w/ the requirements of
Sections 804.2.1 thru 804.2.5. Installation requirements shall be in accordance w/ the IBC.
An automatic sprinkler system is not reqd nor is one being provided.
804.4 Fire alarm and detection.
An approved fire alarm system shall be installed in accordance w/ Sections 804.4.1 thru
804.4.3. Where automatic sprinkler protection is provided in accordance w/ Section 804.2 &
is connected to the building fire alarm system, automatic heat detection shall not be reqd.
See comments under 703.1 above.
804.4.1 Occupancy requirements.
A fire alarm system shall be installed in accordance w/ Sections 804.4.1.1 thru 804.4.1.7.
Existing alarm-notification appliances shall be automatically activated throughout the bldg.
See comments under 703.1 above.
SECTION 806 ACCESSIBILITY
See 521 CMR Architectural Access Board Code Review Narrative below.
SECTION 807 STRUCTURAL
807.1 General.
Additions to existing buildings or structures are new construction & shall comply w/ the IBC.
See 780 CMR MA State Building Code (IBC 2015) w/ MA amendments Summary, attached
separately.
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807.2 New structural elements.
New structural elements in alterations, including connections & anchorage, shall comply w/
the IBC.
807.4 Existing structural elements carrying gravity loads.
Alterations shall not reduce the capacity of existing gravity load-carrying structural elements
unless it is demonstrated that the elements have the capacity to carry the applicable design
gravity loads required by the IBC. Existing structural elements supporting any additional
gravity loads as a result of additions shall comply w/ the IBC.
Exceptions:
1. Structural elements whose stress is not increased by more than 5%.
The roof of the existing building will receive overframing from the roof of the addition. See drawings
by Structural Engineer for details.
807.5 Existing structural elements resisting lateral loads.
Except as permitted by Section 807.6, where the alteration increases design lateral loads, or
where the alteration results in prohibited structural integrity as defined in ASCE 7, or where
the alteration decreases the capacity of any existing lateral load-carrying structural element,
the structure of the altered building or structure shall be shown to meet the wind & seismic
provisions of the IBC. Reduced IBC – level seismic forces in accordance w/ Section
301.1.4.2 shall be permitted.
Exception: Any existing lateral load-resisting structural element whose demand-capacity
ratio w/ the addition considered is not more than 10% greater than its demand-capacity
ratio w/ the addition ignored shall be permitted to remain unaltered. For purposes of
calculating demand-capacity ratios, the demand shall consider applicable load
combinations w/ design lateral loads or forces in accordance w/ IBC Sections 1609 & 1613.
Reduced IBC – level seismic forces in accordance w/ Section 301.1.4.2 shall be permitted.
& calculation of design lateral loads, forces & capacities shall account for the cumulative
effects of additions & alterations since original construction. For purposes of calculating
demand-capacity ratios, the demand shall consider applicable load combinations involving
the IBC seismic forces in accordance w/ Section 301.1.4.1. For purposes of this exception,
comparisons of demand-capacity ratios & calculation of design lateral loads, forces &
capacities shall account for the cumulative effects of additions & alterations since original
construction.
The roof of the existing building will receive overframing from the roof of the addition. See drawings
by Structural Engineer for details.
807.6 Voluntary addition of structural elements to improve the lateral force-resisting system.
Alterations of existing structural elements & addition of new structural elements that are
initiated for the purpose of increasing the lateral force-resisting lateral strength or stiffness of
an existing structure & that are not required by other sections of this code, shall not be
required to be designed for forces conforming to the IBC, provided that an engineering
analysis is submitted to show that:
1. The capacity of existing structural elements required to resist forces is not
reduced;
2. The lateral loading to existing structural elements is not increased either
beyond its capacity or more than 10%;
3. New structural elements are detailed & connected to existing or new structural
elements as required by the IBC;
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4. New or relocated nonstructural elements are detailed & connected to existing
or new structural elements as required by the IBC, and;
5. A dangerous condition as defined in this code is not created. Voluntary
alterations to lateral force-resisting systems conducted in accordance w/
Appendix A & the referenced standards of this code shall be permitted.
SECTION 808 ELECTRICAL
808.1 New installations.
All newly installed electrical equipment & wiring relating to work done in any Work Area shall
comply w/ all applicable requirements of NFPA 70 except as provided for in Section 808.3.
This work is being performed on a design/build basis by the General Contractor.
SECTION 809 MECHANICAL
809.3 Minimum fixtures.
All newly introduced devices, equipment or operations that produce airborne particulate
matter, odors, fumes, vapor, combustion products, gaseous contaminants, pathogenic &
allergenic organisms & microbial contaminants in such quantities as to affect adversely or
impair health or cause discomfort to occupants shall be provided w/ local exhaust.
This work is being performed on a design/build basis by the General Contractor.
SECTION 810 PLUMBING
810.1 New installations.
Where the occupant load of the story is increased by more than 20%, plumbing fixtures for
the story shall be provided in quantities specified in the IPC based on the increased
occupant load.
This work is being performed on a design/build basis by the General Contractor.
SECTION 811 ENERGY CONSERVATION
811.1 Minimum requirements.
Level 2 Alterations to existing buildings or structures are permitted without requiring the
entire building or structure to comply w/ the energy requirements of the IECC or IRC. The
alterations shall conform to the requirements of the IECC or IRC as they relate to new
construction only.
Chapter 11: Additions
Work shall be in compliance with the following applicable Sections:
SECTION 1101 GENERAL
1101.1 Scope.
An addition to a building or structure shall comply w/ the International Code as adopted for
new construction without requiring the existing building or structure to comply w/ any reqts
of those Codes or of these provisions, except as required by this chapter. Where an addition
impacts the existing building or structure, that portion shall comply w/ this Code.
1101.2 Creation or extension of nonconformity.
An addition shall not create or extend any nonconformity in the existing building to which the
addition is being made w/ regard to accessibility, structural strength, fire safety, means of
egress or the capacity of mechanical, plumbing or electrical systems.
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1101.3 Other work.
Any repair or alteration work within an existing building to which an addition is being made
shall comply w/ the applicable requirements for the work as classified in CH 5.
SECTION 1102 HEIGHTS AND AREAS
1102.1 Height limitations.
No addition shall increase the height of an existing building beyond that permitted under the
applicable provisions of CH5 of the IBC for new buildings.
1102.2 Area limitations.
No addition shall increase the area of an existing building beyond that permitted under the
applicable provisions of CH5 of the IBC for new buildings unless fire separation as required
by the IBC is provided.
1102.3 Fire protection systems.
Existing fire areas increased by the addition shall comply w/ CH 9 of the IBC.
The existg fire areas have not been increased.
SECTION 1103 STRUCTURAL
1103.1 Compliance with the IBC.
Additions to existing buildings or structures are new construction & shall comply w/ the IBC.
The roof of the existing building will receive overframing from the roof of the addition. See drawings
by Structural Engineer for details.
1103.2 Additional gravity loads.
Existing structural elements supporting any additional gravity loads as a result of additions
shall comply w/ the IBC.
Exceptions:
2. Structural elements whose stress is not increased by more than 5%.
1103.3 Lateral force-resisting system.
The lateral force-resisting system of existing buildings to which additions are made shall
comply w/ Sections 1103.3.2 & 1103.3.3.
Exceptions:
3. Any existing lateral load-resisting structural element whose demand-capacity ratio w/
the addition considered is not more than 10% greater than its demand-capacity ratio w/
the addition ignored shall be permitted to remain unaltered. For the purposes of this
exception, comparisons of demand-capacity ratios& calculation of design lateral loads,
forces & capacities shall account for the cumulative effects of additions & alterations
since original construction. For purposes of calculating demand-capacity ratios, the
demand shall consider applicable load combinations involving the IBC seismic forces
in accordance w/ Section 301.1.4.1
The roof of the existing building will receive overframing from the roof of the addition. See drawings
by Structural Engineer for details.
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1103.3.2 Horizontal addition.
Where horizontal additions are structurally connected to an existing structure,
all lateral force-resisting elements of the existing structure affected by such
addition shall comply w/ IBC wind provisions & the IBC – level seismic forces
specified in Section 301.1.4.1 of the code.
The roof of the existing building will receive overframing from the roof of the addition. See drawings
by Structural Engineer for details.
1103.3.3 Voluntary addition of structural elements to improve the lateral force-resisting
system.
Voluntary addition of structural elements to improve the lateral force-resisting
system of an existing building shall comply w/ Section 807.6.
1103.4 Snow drift loads.
The structural elements of an existing building subjected to additional loads from the effects
of snow drift as a result of an addition shall comply w/ the IBC.
Exceptions:
1. Structural elements whose stress is not increased by more than 5%.
SECTION 1105 ACCESSIBILITY
See 521 CMR Architectural Access Board Code Review Narrative below.
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780 CMR: Massachusetts State Building Code
IBC 2015 w/ MA Amendments
Code Review Narrative
CHAPTER 3 USE AND OCCUPANCY CLASSIFICATION
SECTION 309 MERCANTILE GROUIP M
309.1 Mercantile Group M.
Mercantile Group M occupancy includes, among others, the use of a building or structure or
a portion thereof for the display & sale of merchandise & involves stocks of goods, wares or
merchandise incidental to such purposes & accessible to the public.
CHAPTER 5 GENERAL BUILDING HEIGHTS AND AREAS
Work shall be in compliance w/ the following applicable Tables:
SECTION 504 BUILDING HEIGHT AND NUMBER OF STORIES
TBL 504.3 ALLOWABLE BUILDING HEIGHT IN FEET ABOVE GRADE PLANE
OCC CLASS FP TYPE VB
M NS 40’
Original hgt: 16’-6”+/-; Addition hgt: 16’-6”+/-
TBL 504.4 ALLOWABLE NUMBER OF STORIES ABOVE GRADE PLANE
OCC CLASS FP TYPE VB
M NS 1 Story
Addition: 1 story; matches original size
SECTION 506 BUILDING AREA
TBL 506.2 ALLOWABLE AREA FACTOR IN SQ FT
OCC CLASS FP TYPE VB
M NS 14,000 SF
Original bldg footprint: +/-7,000 sf
CHAPTER 6 TYPES OF CONSTRUCTION
Work shall be in compliance w/ the following applicable Sections & Tables:
SECTION 601 GENERAL
TBL 601 FIRE-RESISTANCE RATING REQUIREMENTS FOR BUILDING ELEMENTS (HOURS)
BLDG ELEMENT FP TYPE VB FOOTNOTES
Primary structural frame 0 Min F-R rating per Sec 704.10
Bearing walls
Exterior Min F-R rating (fire separation dist) per Tbl 602
Min F-R rating per Sec 704.10
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Interior 0
Nonbearing walls & partitions See Tbl 602
Exterior See Tbl 602
Nonbearing walls & partitions 0
Interior 0
Flr constr & assoc 2ndary members 0 See Sec 202
Roof constr & assoc 2ndary members 0 See Sec 202
602.5 Type V.
Type V construction: Structural elements, exterior & interior walls are constructed w/ any
materials permitted by this code.
Chapter 7 FIRE AND SMOKE PROTECTION FEATURES
Work shall be in compliance w/ the following applicable Sections:
SECTION 718 CONCEALED SPACES
718.1 General.
Fireblocking & draftstopping shall be installed in combustible concealed locations in
accordance w/ this section. Fireblocking shall comply w/ Section 718.2. Draftstopping in
floor/ceilg spaces & attic spaces shall comply w/ Sections 718.3 & 718.4 respectively.
Chapter 9 FIRE PROTECTION SYSTEMS
Work shall be in compliance w/ the following applicable Sections:
SECTION 903 AUTOMATIC SPRINKLER SYSTEMS
903.2 Where required.
Approved automatic sprinkler sys, in all new & some existg buildings & structures,
shall be provided in accordance w/ items 1 & 2:
6. As reqd by Tbl 903.2.
TBL 903.2 OCCUPANCY AUTOMATIC SPRINKLER REQTS
OCCUPANCY: Provide automatic fire sprinkler sys throughout bldg if 1 of the following conditions exists:
Fire area Bldg occ load Occupancy location
M (all others) >12,000 sf - More than 3 stories abv grade plane
Actual 7,000 sf - 1 story abv grade plane
An automatic sprinkler sys is not reqd nor being provided.
SECTION 907 FIRE ALARM AND DETECTION SYSTEMS
907.2.7 Group M.
A manual fire alarm sys that activates the occupant notification sys in accordance w/
Section 907.5 shall be installed in Group M occ’s where 1 of the following conditions exists:
1. The combined Group M occ load of all floors exceed 500 or more persons.
2. The Group M occupant load is more than 100 persons abv or blw the lowest
level of exit discharge.
A fire alarm detection sys is not reqd nor being provided.
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CHAPTER 10 GENERAL MEANS OF EGRESS
Work shall be in compliance w/ the following applicable Sections:
SECTION 1004 OCCUPANT LOAD
TBL 1004.1.2 MAXIMUM FLOOR AREA ALLOWANCES PER OCCUPANT
FUNCTION OF SPACE OCCUPANT LOAD FACTOR
Mercantile 60 sf gross
3,850 sf/2 = 1,925 sf per tenant space
1,925 sf/60 sf = 32 occupants max per tenant space
SECTION 1005 MEANS OF EGRESS SIZING
1005.3 Required capacity based on occupant load
The reqd capacity, in inches, of the means of egress for any room, area, space or story shall not be
less than that determined in accordance w/ Sections 1005.3.1 & 1005.3.2:
1005.3.2 Other egress components.
The capacity, in inches, of the means of egress components other than stairways shall be
calculated by multiplying the occupant load served by such component by a means of
egress factor of 0.2 inch per occupant.
32 occ x 0.2” = 6.4” min egress width reqd per tenant space in addition
(1) 3’-0”x7’-0”x1¾” egress door provided = 34” egress width provided/tenant space
Complies
SECTION 1006 NUMBER OF EXITS AND EXIT ACCESS DOORWAYS
1006.1 General.
The number of exits or exit access doorways reqd within the means of egress sys shall comply w/
the provisions of Section 1006.2 for spaces,….
1006.2 Egress from spaces.
Rooms, areas or spaces,….within a story…..shall be provided w/ the number of exits or access to
exits in accordance w/ this Section.
1006.2.1 Egress based on occupant load & common path of egress travel distance.
Two exits or exit access doorways from any space shall be provided where the design
occupant load or the common path of egress travel distance exceeds the values listed in
Tbl 1006.2.1.
TBL 1006.2.1 SPACES WITH ONE EXIT OR EXIT ACCESS DOORWAY
OCCUPANCY MAX OCC LOAD MAX COMMON PATH OF EGRESS
OF SPACE TRAVEL DISTANCE (ft); No sprinkler sys; OL>30
M 49 75 ft
Actual: M 32 72 ft Complies
1 exit is provided from each of the 2 tenant spaces in the addition.
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1006.3.1 Egress based on occupant load.
Each story….shall have the min number of independent exits or access to exits as spec’d in
Tbl 1006.3.1. A single exit or access to a single exit is permitted per Section 1006.3.2.
TBL 1006.3.1 MIN NUMBER OF EXITS OR ACCESS TO EXITS PER STORY
OCCUPANT LOAD MIN NUMBER OF EXITS OR
PER STORY ACCESS TO EXITS FROM STORY
1-500 2
Actual: 32 1 (Per tenant space)
1006.3.2 Single exits.
A single exit or access to a single exit shall be permitted from any story….where 1 of the
following conditions exists:
2. Rooms, areas & spaces complying w/ Section 1006.2.1 w/ exits that discharge
directly to the exterior at the level of exit discharge, are permitted to have 1 exit
or access to a single exit.
1 exit is provided from each of the 2 tenant spaces in the addition.
TBL 1006.3.2(2) STORIES W/ 1 EXIT OR ACCESS TO 1 EXIT FOR OTHER OCCUPANCIES
STORY OCCUPANCY MAX OCC LOAD MAX COMMON PATH OF
PER STORY EGRESS TRAVEL DISTANCE (ft)
1st story abv M 49 75 ft
grade plane
Actual: 1st Floor M 32 72 ft Complies
1 exit is provided from each of the 2 tenant spaces in the addition.
SECTION 1009 ACCESSIBLE MEANS OF EGRESS
See 521 CMR Review below.
SECTION 1017 EXIT ACCESS TRAVEL DISTANCE
1017.2 Limitations.
Exit access travel distance shall not exceed the values given in Tbl 1017.2
TBL 1017.2 EXIT ACCESS TRAVEL DISTANCE
OCCUPANCY NO SPRINK SYS
M 200 FT
Actual: M 72 ft Complies
CHAPTER 11 ACCESSIBILITY
See 521 CMR Review below.
CHAPTER 13 ENERGY EFFECIENCY
See IEEC Review below.
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521 CMR: Architectural Access Board
Code Review Narrative
521 CMR 3.00 JURISDICTION
Work shall be in compliance w/ all applicable Sections.
3.1 SCOPE
All work performed on public buildings or facilities, including construction, reconstruction, alterations,
remodeling, additions &changes of use shall conform to 521 CMR.
3.2 NEW CONSTRUCTION
All new construction of public buildings/facilities shall comply fully w/ 521 CMR.
3.3 EXISTING BUILDINGS
All additions to, reconstruction, remodeling & alterations or repairs of existing public buildings or
facilities, which require a building permit or which are so defined by a state or local inspector, shall be
governed by all applicable subsections in 521 CMR 3.00: JURISDICTION.
3.3.1 If the work being performed amounts to less than 30% of the full & fair cash value of the building and
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…shall also be provided in
compliance w/ 521 CMR.
The approximate cost of the addition amounts to less than 30% of the full & fair cash value of the
existing building. The approximate cost to construct the addition is $300,000 & the value of the
original existing building is approximately $1,500,000. The existing building has multiple accessible
entrances.
521 CMR 6.00 SPACE ALLOWANCES AND REACH RANGES
521 CM6.00 SPAC ALLOWANCES AND REACHES
Work shall be in compliance w/ all applicable Sections.
6.3 WHEELCHAIR TURNING SPACE
The space required for a wheelchair to make a 180-degree turn is a clear space of 60” diameter or a
t-shaped space.
6.5 FORWARD REACH
If the clear floor space only allows forward approach to an object, the maximum high forward reach
allowed shall be 48”. The minimum low forward reach is 15”.
6.6 SIDE REACH
If the clear floor space allows parallel approach by a person in a wheelchair, the maximum high side
reach allowed shall be 54” and the low side reach shall be no less than 9” above the floor.
521 CMR 7.00 RETAIL ESTABLISHMENTS
521 CM6.00 SPACE ALLOWANCES AND REACHES
Work shall be in compliance w/ all applicable Sections.
7.1 GENERAL
All retail establishments shall comply W/ 521 CMR, except as specified or modified in 521 CMR 7.00.
Retail establishments shall include but not be limited to: banks, beauty shops, pharmacies, dry
cleaners, clothing stores, grocery stores & supermarkets. 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 & public toilet rooms provided for clientele.
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7.8 FORWARD REACH
If the clear floor space only allows forward approach to an object, the maximum high forward reach
allowed shall be 48”. The minimum low forward reach is 15”.
521 CMR 11.00 COMMERCIAL BUILDINGS
521 CM6.00 SPACE ALLOWANCES AND REACHES
Work shall be in compliance w/ all applicable Sections.
11.1 GENERAL
The design of commercial buildings shall comply w/ 521 CMR, except as specified or modified in 521
CMR 11.00. Commercial buildings are public buildings as defined in 521 CMR & shall include but not
be limited to: the part or parts of buildings where a service or product is offered to the public & into
which a member of the public may enter…..
521 CMR 20.00 ACCESSIBLE ROUTE
521 CM6.00 SPACE ALLOWANCES AND REACHES
Work shall be in compliance w/ all applicable Sections.
20.1 GENERAL
An accessible route shall provide a continuous unobstructed path connecting accessible spaces &
elements inside & outside a facility. Accessible routes may include but are not limited to walks, halls,
corridors, aisles, skywalks & tunnels. Accessible routes may not include stairs, steps or escalators,
even if the stairs & steps are required to be accessible under 521 CMR.
20.2 LOCATION
An accessible route shall provide a continuous unobstructed path connecting accessible spaces &
elements inside & outside a facility. Accessible routes may include but are not limited to walks, halls,
corridors, aisles, skywalks & tunnels. Accessible routes may not include stairs, steps or escalators,
even if the stairs & steps are required to be accessible under 521 CMR.
521 CMR 25.00 ENTRANCES
521 CM6.00 SPACE ALLOWANCES AND REACHES
Work shall be in compliance w/ all applicable Sections.
25.1 GENERAL
All public entrance(s) of a building or tenancy in a building shall be accessible. Public entrances are
any entrances that are not solely service entrances, loading entrances or entrances restricted to
employee use only.
25.1.1 Service entrances: If the only entrance to a building, or tenancy in a facility, is a service entrance, that
entrance shall be accessible.
25.2 APPROACH
The approach to an accessible entrance shall be a paved walk or ramp w/ a slip resistant surface,
uninterrupted by steps. Entrance(s) shall have a level space on the int’r & ext’r of entrance doors……
521 CMR 26.00 DOORS AND DOORWAYS
Work shall be in compliance w/ all applicable Sections.
26.1 GENERAL
All doors & openings along accessible routes shall comply w/ the following requirements.
26.5 WIDTH
All doorways & openings reqd to be accessible shall have a clear openg of not less than 32”. Clear
openg of a door is measured from face of the stop on the latch side to face of the door when the
door is open 90 degrees. For door types such as bi-fold…the clear door opening is measured when
the door is in its most fully open position.
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26.6 MANEUVERING CLEARANCE
A minimum clear floor area shall be provided on both sides of all doors & gates.
Exception: Doors equipped w/ auto openg devices are exempt from 521 CMR 26.6.3, 26.6.4 & 26.8.
26.6.1 The floor…area within the required clearances shall be level.
26.6.2 Doors located in a recess of more than 6” deep shall have a clear floor space as required by 521
CMR 26.6.3 & 521 CMR 26.6.4. Said clear floor space shall be measured within 6” of the door.
26.6.3 Pull side clearance shall comply w/ the following:
a. A minimum of 18” of clear floor space shall be provided on the latch, pull side of the door when
the clear floor space in front of the door is a minimum of 60”.
26.8 DOOR OPENING FORCE
The maximum force for pushing or pulling open a door shall be as follows:
26.8.1 Doors: These forces apply only to opening the door, not the effort required to retract latch bolts or
disengage other devices that may hold the door in a closed position.
a. Exterior hinged doors: 15 lbs.
b. Interior hinged doors: 5 lbs.
c. Sliding or folding doors: 5 lbs.
Exception: Fire doors shall have the minimum opening force allowable by the appropriate
administrative authority.
26.8.2 Compensating devices: Doors requiring greater force shall be equipped w/ compensating devices to
reduce the operating force or shall be equipped w/ automatic opening devices.
26.9 DOOR CLOSERS
If a door has a closer, then the sweep period of the closer shall be adjusted so that from an open
position of 90 degrees, the door will take at least 6 seconds to close.
26.10 THRESHOLDS
26.10.1 Thresholds shall not exceed ½” in height & shall be beveled on both sides w/ a slope no greater
than 1:2.
26.10.2 Changes in floor finish materials shall have an edge strip or threshold that is beveled at a ratio of
1:2.
26.11 DOOR HARDWARE
Shall comply w/ the following:
26.11.1 Type: Handles, pulls, latches, locks & other operating devices on accessible doors shall have a
shape that is easy to operate w/ 1 hand & that does not require tight grasping, tight pinching or
twisting of the wrist to operate. Lever-operated mechanisms, push-type mechanisms & U -shaped
handles are acceptable designs. When sliding doors are fully open, operating hardware shall be
exposed & usable from both sides.
26.11.2 Height: Hand operated door opening hardware shall be located 36” to 48” above the floor.
26.11.3 Operation: Doors in the means of egress shall be operable w/ 1 hand & w/ a single effort. Doors in
the path of ingress shall be able to be unlocked & opened w/ 1 hand.
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248 CMR 10.00: Uniform State Plumbing Code
Code Review Narrative
SECTION 10 PLUMBING FIXTURES
10.10 (18) (i) Employee Toilet Facilities for Non-industrial Establishments
1. In each establishment where people are employed, there shall be separate toilet
facilities for male & female employees. The toilet facilities shall be located in the tenant
establishment & shall be plainly designated for males or females.
3. Gender-neutral toilet facilities may be allowed if they meet the requirements of 248 CMR
10.10(18)(m) & (r).
4. In business or commercial establishments (except industrial) where the total number of
employees that can be accommodated at any one time is 20 individuals & the total
gross space is less than 2,000 square feet, ……1 toilet room located within the
establishment provided w/ the number of fixtures according to the standard set forth in
248 CMR 10.10(18): Table 1 for employee facilities, shall meet the min reqt.
(m) Handicap Toilet Facility Reqt. Facility for the physically handicapped person:
3. Gender-neutral handicap toilet facilities may be allowed by the Board by the variance
process as outlined in 248 CMR 3.04(2): Variances……
(r) Use of Gender-neutral Toilet Rooms. For the purposes of the min fixture reqts of 248 CMR,
wherever 248 CMR 10.00 requires 2 or more toilet fixtures designated by gender, those
facilities may be replaced w/ single user Gender-neutral toilet rms pursuant to 1 of the
following options:
1. Every gender designated toilet fixture is replaced w/ an equal number of single use
gender-neutral toilet rms (such that there are no gender designated fixtures);
TBL 1 Minimum Facilities For Building Occupancy
Building Use Toilets Urinals Lavatories Drinkg Other Pertinent
Clarification Group F & M M Ea Sex Station Fixtures Regs
Retail (Mercantile) M 1 per 20 33% 1 per 40 - 1 service (i), (m), (n),
(p), (r)
Each tenant space shall be provided w/ 2 toilet rooms; either 1 male & 1 female or 2 unisex toilet
rooms.
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Energy Code of Massachusetts
IECC 2018 w/ MA Amendments
Code Review Narrative
CHAPTER 3 GENERAL REQUIREMENTS
Work shall be in compliance w/ the following applicable Sections:
SECTION C301 CLIMATE ZONES
C301.1 General.
Climate zones from Fig C301.1 or Tbl C301.1 shall be used for determining the applicable reqts
from Ch 4.
TBL C301.1 CLIMATE ZONES,…..
MA is a Climate Zone 5A
C303.1.3 Fenestration product rating.
U-factors of fenestration products shall be determined as follows:
1. For windows, doors & skylights, U-factor ratings shall be determined in accordance w/
NFRC 100.
2. Where reqd for garage doors & rolling doors, U-factor ratings shall be determined in
accordance w/ NFRC 100 or ANSI/DASMA 105.
Products lacking a U-factor label shall be assigned a default U-factor label from
Tbl C303.1.3(1) or C303.1.3(2).
Products lacking an SHGC or VT label shall be assigned a default SHGC or VT label from
Tbl C303.1.3(3).
CHAPTER 4 COMMERCIAL ENERGY EFFICIENCY
Work shall be in compliance w/ the following applicable Sections:
SECTION C401 GENERAL
C401.2 Application.
Commercial bldgs shall comply w/ one the following:
1. IECC Prescriptive path. The reqts of Sections C402 thru C405. In addition, commercial bldgs shall
comply w/ Section C406 & tenant spaces shall comply w/ Section C406.1.1.
SECTION C402 BUILDING ENVELOPE REQUIREMENTS
C402.1 General (Prescriptive).
Building thermal envelope assemblies for bldgs that are intended to comply with the code on a
prescriptive basis in accordance w/ the compliance path described in Item 2 of Section C401.2,
shall comply w/ the following:
1. The opaque portions of the bldg thermal envelope shall comply w/ the specific
insulation reqts of Section C402.2 & the thermal reqts of either the R-value based
method of Section C402.1.3; the U-, C- & F- factor based method;….
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2. Roof solar reflectance & thermal emittance shall comply w/ Section 402.3.
3. Fenestration in bldg. envelope assemblies shall cvomply w/ Section C402.4.
4. Air leakage of bldg. envelope assemblies shall comply w/ Section 402.5.
Alternatively, where the bldgs have a vertical fenestration area or skylight area exceeding that
allowed in Section C402.4, the bldg. & bldg. thermal envelope shall comply w/ Section C401.2,
Item 1 or Section C401.2, Item 3. For opaque portions of the bldg thermal envelope intended to
comply on an insul component R-value basis, the R-values for the insul shall not be less than
that specified in in Tbl C402.1.3.
C402.1.3 Insulation component R-value method.
Building thermal envelope assemblies shall comply w/ the reqts of Sections C402.2 & C402.4 based
on the climate zone spec’d in Ch 3.
TBL C402.1.3 OPAQUE THERMAL ENVELOPE INSULATION COMPONENT MIN REQTS,
R-VALUE METHOD
Climate Zone 5A
Roofs
Attic & other: R-38
Walls, above grade
Wood framed & other: R-20
Walls, below grade
N/A – Existg conc fndn to remain
Slab-on-grade floors
N/A – Existg conc slab to remain
Opaque doors
Non-swinging: R-4.75
TBL C402.1.4 OPAQUE THERMAL ENVELOPE ASSEMBLY MAX REQTS,
U-FACTOR METHOD
Climate Zone 5A
Roofs
Attic & other: U-0.027
Walls, above grade
Wood framed & other: U-0.064
Walls, below grade
N/A – Existg conc fndn to remain
Slab-on-grade floors
N/A – Existg conc slab to remain
Opaque doors
Swinging: U-0.37
Garage door
<14% glazing: U-0.31
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C402.2 Specific building thermal envelope insulation reqts (Prescriptive).
Insulation in building thermal envelope opaque assemblies shall comply w/ Sections C402.2.1 thru
C402.2.7 & Tbl C402.1.3.
C402.2.1 Roof assembly.
The min thermal resistance (R- value) of the insulating material installed either btwn the roof
framing or continuously on the roof assembly shall be as spec’d in Tbl C402.1.3, based on
constr materials used in the roof assembly. Insul installed on a susp ceilg having removable
ceilg tiles shall not be considered as part of the min thermal resistance of the roof insul.
C402.2.2 Above grade walls.
The min thermal resistance (R- value) of materials installed in the wall cavity btwn framing
members & continuously on the walls shall be as spec’d in Tbl C402.1.3, based on framing
type & constr materials used in the wall assembly.
C402.3 Rooftop solar readiness (Mandatory).
Follow Appendix CA: Solar-ready Zone – Commercial.
APPENDIX CA
SOLAR-READY ZONE – COMMERCIAL
SECTION CA101 SCOPE
CA101.1 General.
These provisions shall be applicable for new construction where solar-ready provisions are
reqd.
SECTION CA102 GENERAL DEFINITION
Solar-ready Zone.
A section or sections of the roof or bldg overhang designated & reserved for the future
installation of solar voltaic or solar thermal sys.
SECTION CA103 SOLAR-READY ZONE
CA103.1 General.
A solar-ready zone shall be located on the roof of bldgs that are 5 stories or less in height
abv grade plane & are oriented btwn 110 deg & 270 deg of true north or have low-sloped
roofs. Solar-ready zones shall comply w/ Sections CA103.3 thru CA103.8.
CA103.2 Construction document reqts for a solar-ready zone.
Construction Documents shall indicate the solar-ready zone.
CA103.3 Solar-ready zone area.
The total solar-ready zone area shall not be less than 40%of the roof area calculated as the
horiz projected gross roof area less the area covered by skylights, occupied roof decks,
vegetated roof areas & mandatory access or setback areas as redq by the IFC (w/ MA
amendments). The solar-ready zone shall be a single area or smaller, separated sub-zone
areas. Each subzone shall not be less than 5’ in width in the narrowest direction.
CA103.4 Obstructions.
Solar-ready zones shall be free from obstructions, incl pipes, vents, ducts, HVAC equip,
skylights & roof-mounted equip.
CA103.5 Roof loads & Documentation.
A collateral dead load of not less than 5 psf shall be included in the shall be incl in the
gravity & lateral design calc’s for the solar-ready zone. The structural design loads for roof
deadload & roof live load shall be indicated on the Constr Documents.
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C402.1.3 Insulation component R-value method.
Building thermal envelope assemblies shall comply w/ the reqts of Sections C402.2 & C402.4 based
on the climate zone spec’d in Ch 3.
TBL C402.4 BUILDING ENVELOPE FENESTRATION MAX U-FACTOR & SHGC REQTS
Climate Zone 5A
U-Factor
Fixed fenestration: 0.38
Operable fenestration: 0.45
Entrance doors: 0.77
SHGC
Orientation: SEW N
PF<0.2 0.38 0.51
0.2<PF<0.5 0.46 0.56
PF>0.5 0.61 0.61
Skylights
U-factor 0.50
SHGC 0.40
C402.4.1 Maximum area.
The vertical fenestration area, not including opaque doors & opaque spandrel panels, shall not be >
30% of the gross abv-grade wall area. The skylight area shall not be >3% of the gross roof area.
C402.4.3 Maximum U-factor & SHGC.
The max U-factor & solar heat gain coefficient (SHGC) for fenestration shall be as spec’d in Tbl
C402.4.
The window projection factor (PF) shall be determined in accordance w/ Equation 4-5:
PF = A/B
C402.4.5 Doors.
Opaque swinging doors shall comply w/ Tbl C402.1.4. Opaque nonswinging doors shall comply w/
Tbl C402.1.3. Opaque doors shall be considered as part of the gross area of abv-grade walls that
are part of the bldg thermal envelope. Other doors shall comply w/ the provisions of Section
C402.4.3 for vertical fenestration.
C402.5 Air leakage – thermal envelope (Mandatory).
The thermal envelope of bldgs shall comply w/ Sections C402.5.1 thru C402.5.8, or……
C402.5.1 Air barriers.
A continuous air barrier shall be provided throughout the bldg thermal envelope. Air barriers
shall be permitted to be located on the inside or outside of the bldg envelope, located within
the assemblies composing the envelope or any combination thereof. The air barrier shall
comply w/ Sections C402.5.1.1 & C402.5.1.2.
Air barriers are as shown on the Construction Drawings.
C402.5.1.2 Air barrier compliance options.
A continuous air barrier for the opaque bldg envelope shall comply w/ Section
C402.5.1.2.1 or C402.5.1.2..2.
Air barriers are as shown on the Construction Drawings.
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C402.5.2 Air leakage of fenestration.
The air leakage of fenestration assemblies shall meet the provisions of Tbl C402.5.2.
SECTION C403 BUILDING MECHANICAL SYSTEMS
Bldg mechanical systems being provided by the General Contractor on a design/build basis.
SECTION C404 SERVICE WATER HEATING (MANDATORY)
Service water heating being provided by the General Contractor on a design/build basis.
SECTION C405 ELECTRICAL POWER AND LIGHTING SYSTEMS
Bldg elec power & lighting sys being provided by the General Contractor on a design/build basis.
SECTION C406 ADDITIONAL EFFICIENCY PACKAGES
Add’l efficiency pkgs being provided by the General Contractor on a design/build basis.
CHAPTER 5 EXISTING BUILDINGS
Work shall be in compliance w/ the following applicable Sections:
SECTION C501 GENERAL
C501.2 Existing buildings.
Except as spec’d in this chapter, this code shall not be used to require the removal, alteration or
abandonment of, nor prevent the continued use & maintenance of, an existg bldg or bldg sys
lawfully in existence at the time of adoption of this code.
SECTION C502 ADDITIONS
C502.1 General.
Additions to an existg bldg, bldg sys or portion thereof shall conform to the provisions of this code
as those provisions relate to new construction without requiring the unaltered portion of the existg
bldg or bldg sys to comply w/ this code. An addition shall be deemed to comply w/ this code if the
addition alone complies or if the existg bldg & addition comply/ this code as a single bldg. Additions
shall comply w/ Sections C402 thru C405, & C502.2.
C502.2 Prescriptive compliance.
Additions shall comply w/ Sections C502.2.1 thru C502.2.6.2.
C502.2.1 Vertical fenestration.
New vert fenestration area that results in a total bldg fenestration area less than or eq to that
spec’d in Section C402.4.1 shall comply w/ Section C402.1.5, C402.4.3 or C407. Additions
w/ vert fenestration that result in a total bldg fenestration area greater than Section C402.4.1
or additions that exceed the fenestration area greater than Section 402.4.1 shall comply w/
Section C402.4.1.1 for the addition only. Additions that result in a total bldg vert fenestration
area exceeding that spec’d in Section C402.4.1 shall comply w/ Section C402.1.5 or C407.
Prepared By:
Mark Humphrys
Mark Humphrys, RA | NCARB
Project Architect
CME Architects, Inc