HomeMy Public PortalAboutBuilding Code Review 3-12-2019CODE REVIEW — IBC — MGL — 780 CMR
195 Mount Auburn Street
Watertown MA 02472
Rojas Design, Inc. — Architects
03/12/2019
RD 2801
Based on the Massachusetts State Building Code — 8th Edition and the International
Building Code (IBC) 2015, including amendments, and Massachusetts General Laws —
780 CMR. The following review of the proposed Basement Windows and Window
Wells was conducted for compliance with the Light & Ventilation and Emergency
Escape requirements of the building code.
780 CMR 5303 - LIGHT, VENTILATION AND HEATING:
5303.1 - Habitable Rooms:
All habitable rooms shall be provided with Aggregate Glazing Area of not less than 8%
of the floor area of such rooms. The minimum Openable Area to the outdoors shall be
4% of the floor area ventilated.
Proposed Basement Living Areas:
Master Bedroom
Floor Area = 173.13 SF
Master Bedroom has Two (2) windows.
8% = 13.85 SF Aggregate Glazing Area required.
New Double Hung Windows (2) are 3.0' wide x 4.5' tall each and have a total area of
27.0 SF, and an Aggregate Glazing Area of 20.0 SF.
4% = 6.93 SF Openable Area required.
New Double Hung Windows (2) are 3.0' wide x 4.5' tall each and have a total area of
27.0 SF, and a total Openable Area of 10.0 SF.
Second Bedroom
Floor Area = 278.65 SF
Second Bedroom has Three (3) windows.
8% = 22.29 SF Aggregate Glazing Area required.
New Double Hung Windows (3) are 3.0' wide x 4.5' tall each and have a total area of
40.5 SF, and an Aggregate Glazing Area of 30.0 SF.
One (1) existing Basement window is 3.0' wide x 2.0' tall and has a total area of 6.0 SF,
and an Aggregate Glazing Area of 3.75 SF.
4% = 11.14 SF Openable Area required.
New Double Hung Windows (3) are 3.0' wide x 4.5' tall each and have a total area of
40.5 SF, and a total Openable Area of 15.0 SF.
Code Review — IBC — 780 CMR 03/12/2019 RD 2801 Page 1
Office & Hall
Floor Area = 230.73 SF
8% = 18.5 SF Aggregate Glazing Area required.
New Double Hung Windows (2) are 3.0' wide x 4.5' tall each and have a total area of
13.5 SF each, and an Aggregate Glazing Area of 10.0 SF each - for a Total Aggregate
Glazing Area of 20.0 SF.
4% = 9.23 SF Openable Area required.
New Double Hung Windows (2) are 3.0' wide x 4.5' tall each and have a total area of
27.0 SF, and a total Openable Area of 10.0 SF.
Proposed First Floor Living Areas:
Open Living -Dining -Kitchen -Study
Floor Area = 830.04 SF
8% = 66.4 SF Aggregate Glazing Area required.
New Double Hung Windows (5) are 3.0' wide x 4.5' tall each and have a total area of
13.5 SF each, and an Aggregate Glazing Area of 10.0 SF each - for a Total Aggregate
Glazing Area of 50.0 SF.
Replacement Picture Window Unit (1) is 7'-6" wide and 5'-7 1/2" tall and has a total
area of 41.28 SF, and an Aggregate Glazing Area of 30.55 SF.
4% = 27.55 SF Openable Area required.
New Double Hung Windows (5) are 3.0' wide x 4.5' tall and have a total area of 13.5 SF
each, and an Openable Area of 5.0 SF each - for a Total Aggregate Openable Area of
25.0 SF.
Replacement Picture Window Unit (1) is 7'-6" wide and 5'-7 1/2" tall and has a total
area of 41.28 SF, and an Aggregate Openable Area of 10.0 SF.
780 CMR 5310 - EMERGENCY ESCAPE AND RESCUE OPENINGS:
5310.1 - Emergency Escape and Rescue Required:
Where emergency escape and rescue openings are provided, they shall have a Sill
Height of not more than 44 inches (1118 mm) above the floor.
New Double Hung Windows in the Bedrooms where escape and rescue is required are
3.0' wide x 4.5' tall and have a Sill Height of 30 inches above the floor.
5310.1.1 - Minimum Opening Area:
Exception 2 - Double Hung windows used for emergency escape shall be permitted to
have a Clear Net Opening of 3.3 square feet (0.31 square meters) provided that at least
one operable sash meets the minimum height and width required by 780 CMR 5310.1.2
and 5310.1.3 and operational constraints defined by 780 CMR 5310.1.4.
Code Review - IBC - 780 CMR 03/12/2019 RD 2801 Page 2
New Double Hung Windows are 3.0' wide x 4.5' tall and have a total area of 13.5 SF,
and a Clear Net Opening of 5.0 SF each.
5310.1.2 — Minimum Opening Height:
The minimum Net Clear Opening Height shall be 20 inches (508 mm).
New Double Hung Windows in the Bedrooms where escape and rescue is required are
3.0' wide x 4.5' tall and have a Net Clear Opening Height of 24 inches.
5310.1.3 — Minimum Opening Width:
The minimum Net Clear Opening Width shall be 24 inches (610 mm).
New Double Hung Windows in the Bedrooms where escape and rescue is required are
3.0' wide x 4.5' tall and have a Net Clear Opening Width of 30 inches.
5310.1.4 — Operational Constraints:
Emergency escape and rescue openings shall be operational from inside the room
without the use of keys or tools.
New Double Hung Windows in the Bedrooms where escape and rescue is required are
3.0' wide x 4.5' tall and are operational from inside the room without the use of keys
or tools.
5310.2 — Window Wells:
The minimum horizontal area of the window well shall be nine square feet (0.84
square meters), with a minimum horizontal projection and width of 36 inches (914
mm). The area of the window well shall allow for the emergency escape and rescue
opening to be fully operated.
New Window Wells are to be 4'-0" by 3'-0" for a total horizontal area of 12 SF and
have a minimum horizontal projection and width of 48 inches.
5310.2.1 — Ladder and Steps:
Window wells with a vertical depth greater than 44 inches (1118 mm) shall be
equipped with a permanently affixed ladder or steps usable with the window in the fully
open position.
New Window Wells are to be 4'-0" by 3'-0" and have a maximum vertical depth of 24
to 36 inches. Therefore, no ladders or steps are required.
Code Review — IBC — 780 CMR 03/12/2019 RD 2801 Page 3