HomeMy Public PortalAbout2-22-19 Rojas ReviewRECEIVED
FEB 222019
CODE REVIEW — IBC — MGL — 780 CMOARD OF APPEALS 11/05/2018
195 Mount Auburn Street WATERTOWN, MA RD 2801
Watertown MA 02472
Rojas Design, Inc. — Architects
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 Bedrooms (2):
Floor Area = 123.75 SF/each bedroom.
Each bedroom has One (1) window.
8% = 9.9 SF Aggregate Glazing Area required.
New Double Hung Windows are 3.0' wide x 4.5' tall and have a total area of 13.5 SF,
and an Aggregate Glazing Area of 10.0 SF.
4% = 4.95 SF Openable Area required.
New Double Hung Windows are 3.0' wide x 4.5' tall and have a total area of 13.5 SF,
and an Openable Area of 5.0 SF.
Proposed Basement Open Living -Dining -Kitchen- Foyer:
Floor Area = 689.1 SF combined total.
8% = 55.1 SF Aggregate Glazing Area required.
Six (6) New Double Hung Windows are 3.0' wide x 4.5' tall 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 60.0 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.
Proposed Basement Open Living -Dining -Kitchen- Foyer
The Total Aggregate Glazing Area is 57.5 SF.
Code Review — IBC — 780 CMR 11/05/2018 RD 2801 Page 1
4% = 27.55 SF Openable Area required.
Six (6) New Double Hung Windows 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 30.0 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.
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.
Code Review — IBC — 780 CMR 11/05/2018 RD 2801 Page 2
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 11/05/2018 RD 2801 Page 3