31B-201 AAB Cc: Prouty, Emily; cconantPsmith.edu; Epstein, Carl; Walker, Mike; Anderson, Dana
Subject: Re: Smith College Existing Conditions
Karen
What is the angle at the bottom of the tread? Is that just a CADD error?
On Nov 19, 2012, at 16:25, "Estabrook, Karen"
< Karen. Estabrook Pperkinswill.com <mailto: Karen .EstabrookPperkinswill.com» wrote:
Sean,
Thanks.
On Thursday, I took photos and dimensions of the stairs. Attached is a detail of how the treads could be modified (cut
back the nosing) and add a metal riser to be code conforming.
Karen
From: Ditto, Sean [mailto:SDitto(aconsigli.com]
Sent: Monday, November 19, 2012 2:11 PM
To: Prouty, Emily; Estabrook, Karen
Cc: 'cconant@ smith. edu <mailto:cconantPsmith.edu >'; Caputo, Michael; Epstein, Carl; Walker, Mike
Subject: Smith College Existing Conditions
All:
I saved the photos taken of the existing stair / terrazzo condition on the project gateway under photos /existing terrazzo.
If possible we need to see if the stairs can be modified to meet the code in lieu of replacing the treads which is very
costly.
Sean
< image001 .jpg ><http: / /www.consigli.com />
Sean Ditto, P.E., LEED® AP
Consigli Construction Co., Inc.
100 Allyn St 4th Floor
Hartford, CT 06103
t. 860.239.0233
f. 508.244.4526
An Affirmative Action / Equal Opportunity Employer
<Modified Terrazzo Tread Detail.pdf>
2
Havener, Don
From: Estabrook, Karen < Karen .Estabrook @perkinswill.com>
Sent: Tuesday, January 22, 2013 11:10 AM
To: Havener, Don
Subject: FW: Smith College Existing Conditions
Original Message
From: Ditto, Sean [mailto:SDitto @consigli.com]
Sent: Monday, November 26, 2012 3:34 PM
To: Estabrook, Karen
Cc: Prouty, Emily; cconant @smith.edu; Epstein, Carl; Walker, Mike; Anderson, Dana
Subject: RE: Smith College Existing Conditions
Karen:
I sent the detail to a terrazzo subcontractor that we use quite frequently and she indicated to me that they are not
capable of cutting them.
I have also sent the detail to a flooring subcontractor that suggested cutting them to provide feed back.
I will let you know.
Sean
Sean Ditto, P.E., LEED® AP
Consigli Construction Co., Inc.
100 Allyn St 4th Floor
Hartford, CT 06103
t. 860.239.0233
f. 508.244.4526
An Affirmative Action / Equal Opportunity Employer
Original Message
From: Estabrook, Karen [mailto: Karen .Estabrook @perkinswill.com]
Sent: Monday, November 26, 2012 3:32 PM
To: Ditto, Sean
Cc: Prouty, Emily; cconantCcsmith.edu; Epstein, Carl; Walker, Mike; Anderson, Dana
Subject: RE: Smith College Existing Conditions
The tread needs to be at a 60% angle then go straight aligning with the existing metal support and new riser.
Original Message
From: Ditto, Sean [mailto:SDitto @consigli.com]
Sent: Wednesday, November 21, 2012 6:32 PM
To: Estabrook, Karen
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January 25, 2013
Page 4of4
Conclusion
Section 26.6.3
MAAB Section 26.6.3 requires specific maneuvering clearances on both sides of all doors intended for user
passage. The existing layout of stairways 2 and 4 do not allow for the required maneuvering clearances to be
provided on the pull -side of the stairway access doors in accordance with MAAB Section 26.6.3. The non-
compliant stairway doors will be relocated in order to improve usability. Additionally, after the proposed
renovations, stairways 2 and 4 will otherwise comply with all applicable MAAB requirements.
It is our opinion that due to the technical infeasibility of providing the required pull -side maneuvering clearance
and the proposed improvements, stairways 2 and 4 will provide reasonably accessible conditions in accordance
with applicable MAAB requirements.
Section 27.3
MAAB Section 27.3 requires stair tread nosings to have a specific geometry; it is our understanding that this
requirement is intended to mitigate tripping hazards. Although the existing stair tread nosings do not comply with
MAAB Section 27.3, it is important to note that the building owner has neither been notified of any complaints nor
reported any incidents associated with stairway tripping hazards. After the proposed renovations, stairways 1 and
3 will otherwise comply with all applicable MAAB requirements.
It is our opinion that due to the technical infeasibility of providing the required stairway nosings, and the proposed
improvements, stairways 1 and 3 will provide reasonably accessible conditions in accordance with applicable
MAAB requirements.
We respectfully request your approval of this matter. If you have any questions or comments, please do not
hesitate to contact us.
Very truly yours,
COSENTINI ASSOCIATES, INC.
r a..... 4 ...2..11.,..L.:1 ° L.Z.,,,,„...
a - ti , , ), rte: -. ;:;
January 25, 2013
Page 3 of 4
Stair Tread Nosings
Requirements
For all stairways, MAAB Section 27.3 requires stair treads to have rounded leading edges, with a radius not
greater than '/2 inch. Additionally, the underside of the nosing must have an angle not less than 60 degrees from
the horizontal and must not project more than 1'/2 inches. The following figure illustrates these requirements:
3B
"if 1 1 1 \
Radius Jf 60 60 Radius
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Rounded Nosing
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Figure 27b
Discussion
As stated in the Background section of this letter, the existing stair treads in Stairways 1 and 3 are approximately
square -edged and constructed of a terrazzo material (see pictures 1 and 2). With the proposed stainless steel
perforated panels enclosing the risers, the stairway will comply with MAAB Section 27.2; due to the placement of
these panels the stair treads will project approximately 1 '/2 inches, complying with the projection component of
MAAB Section 27.3. The design team has determined that, without complete replacement of the existing stair
treads and landings, compliance with the "60 degree angle" component of MAAB Section 27.3 is technically
infeasible and offers the following points in support of this determination:
• The existing terrazzo stair treads were originally precast to their current dimensions and subsequently
finished to provide their current aesthetic. The treads are attached to steel support plates which extend
to within 1 inch of the tread nosing. The location of the steel support plates make it impossible to cut the
required 60 degree angle into the tread nosing without first cutting the steel support plates; according to
contractors, cutting of the steel support plates cannot be done in the field and therefore, the terrazzo
tread nosings cannot be cut in the field (see attached email message).
• The existing terrazzo stair treads and attached steel support plates are subsequently attached to the
inboard faces of the stringers. In this way, the stair treads would be difficult to remove in facilitation of off -
site cutting.
We are seeking a variance from the Massachusetts Architectural Access Board to maintain the existing non-
conforming stair treads in stairways 1 and 3. After the proposed renovations, stairways 1 and 3 will otherwise
comply with all applicable MAAB requirements.
A k };a,i LC. - :trIP%N
January 25, 2013
Page 2 of 4
The proposed scope of work includes remediation efforts for some of the items listed above. The open risers
currently found in Stairways 1 and 3 will be in- filled with stainless steel perforated panels, providing closed risers
in accordance with MAAB Section 27.2 (see drawing sheet Al). Additionally, the glass enclosures for stairways 1
and 3 will be upgraded to fire resistance rated glass enclosures complying with MSBC requirements for new
construction. Doors leading to stairways 2 and 4 will be relocated in order to provide enhanced, though not
compliant, maneuvering clearances on the pull -side (see drawing Sheet A2). New handrails and guards
complying with applicable MAAB and Massachusetts State Building Code (MSBC) requirements will be installed
in stairways 1, 2, 3, and 4.
Pull Side Doorway Maneuvering Clearances
Requirements
When arranged for a front approach 521 CMR Section 26.6.3.a requires a clear floor space, on the pull side of the
door, measuring at least 18 inches beyond the latch and 60 inches perpendicular to the door. The following figure
illustrates the required clear floor space:
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is
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Front Approach
Discussion
Due 10 existing conditions, the doors serving stairway 2 and stairway 4 are arranged such that a clear floor space,
as required by MAAB Section 26.6.3 cannot be provided within the stairway (see drawing sheet A2). As shown in
drawing sheet A2, the railing prohibits the 18 inch clear space from being provided for the full 60 inch dimension
(measured perpendicular to the door). The design team has determined that compliance with 26.6.3, in this case,
is technically infeasible and offers the following points in support of this determination:
• The stairway doors in question must swing into the stairway in accordance with Massachusetts State
Building Code requirements. Therefore, the door swing cannot be reversed to alleviate the non-
conformity.
• The existing stairway enclosures are of continuous concrete block construction, based at ground level
and extending to the roof of the building. Due to the nature of this construction type, moving the south
wall of each stair enclosure in order to provide the required pull -side clearance would present significant
technical and economic challenges.
We are seeking a variance from the Massachusetts Architectural Access Board to provide stairway access doors
for stairways 2 and 4 that do not comply with MAAB Section 26.6.3, on the pull -side of the door. After the
proposed renovations, stairways 2 and 4 will otherwise comply with all applicable MAAB requirements.
i.�
•
January 25, 2013
Department of Public Safety
Architectural Access Board
One Ashburton Place, Room 1301
Boston, MA 02108
Re: AAB Variance — Existing Stair Tread Nosings and Stairway Door Maneuvering Clearance
Cutter & Ziskind House
Smith College
93 Elm Street
Northampton, MA 01063
To Whom It May Concern:
In accordance with M.G.L., c.22, § 13A, this letter and the accompanying Architectural Access Board Application
for Variance documents our request for a variance from the following sections of 521 CMR Massachusetts
Architectural Access Board (MAAB):
• Section 26.6.3 — Pull side Doorway Maneuvering Clearances
• Section 27.3 — Nosings
Background
The Cutter & Ziskind House at Smith College is an existing 3 -story building consisting of two dormitory wings, a
dining hall, and residential common spaces (see drawing A04 -01). The building was originally constructed in
1957 and has undergone minor renovations since construction. The proposed scope of work includes
renovations of the dormitory, dining, and some common spaces. The total cost of work is will be in excess of
$100,000 and will be greater than 30% of the full and fair cash value of the building. As such, the renovations will
comply with MAAB Section 3.3.2 to the fullest extent possible.
Each dormitory wing is served by two (2) means of egress stairways; stairways 1 and 2 in the East Wing and
stairways 3 and 4 in the West Wing. Stairways 1 and 3 are considered to be architecturally significant due to the
ornate terrazzo treads and are currently enclosed in glass construction. As currently constructed, the stairways
have a number of non - compliant conditions:
• Stairways 1 and 3 have open risers which do not comply with MAAB Section 27.2 (see pictures 1 and 2).
• Stairways 1 and 3 have Terrazzo risers which are approximately square -edged and do not currently
comply with MAAB Section 27.3 (see pictures 1 and 2).
• Access doors for stairways 2 and 4, at each floor level are arranged such that the landing railings prohibit
the provision of doorway maneuvering clearances on the pull -side, as required by MAAB section 26.6.3
(see drawing 1).
•
9
t ?
A
AND CERTIFY UNDER:THE PAINS AND PENALTIES OF PERJURY THAT THE ABOVE
STATEMENTS :TO THE: BEST OF MY KNOWLEDGE ARE TRUE AND ACCURATE.
Signature: Appellapt or Petitioner
On the 2 y-eti Day of 4 ua...7- y 20 / 3
PERSONALLY APPEARED BEFORE ME THE ABOVE NAMED
(Type or Print the Name of the Appellant) cH p c<
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._, 7," 10 ::%, tr G, I ,.;. :,
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NOTARY PUBLIC MY COMMISSION EXPIRES ' � � ss,,c >�usS`�,s`
Page 6 of 6 Rev, 08/12
ARCHITECTURAL ACCESS BOARD VARIANCE APPLICATION
SERVICE NOTICE
I, Rockwood J. Edwards , as Code Consultant
for the Petitioner Smith College submit a variance
application filed with the Massachusetts Architectural Access Board on January 18
20 12 .
HEREBY CERTIFY UNDER THE PAINS AND PENALTIES OF PERJURY THAT I SERVED OR
CAUSED TO BE SERVED, A COPY OF THIS VARIANCE APPLICATION ON THE FOLLOWING
PERSON(S) IN THE FOLLOWING MANNER:
NAME AND ADDRESS OF PERSON OR AGENCY METHOD OF SERVICE DATE OF
SERVED SERVICE
Louis Hasbrouck — Northampton Building Certified Mail January 18, 2013
1 Department
212 Main Street, Northampton, MA 01060
Boston Center for Independent Living Certified Mail January 18, 2013
2 _ c/o Bill Henning _
60 Temple Pl., 5 Fl. Boston, MA 02111
Multi- cultural Independent Living Center of Certified Mail January 18, 2013
3 Boston, c/o Hang Lee
110 Claybourne St., Dorchester, MA 02124
Kristen McCosh Certified Mail January 18, 2013
Mayor's Commission for Persons with
4 Disabilities
Boston City Hall, Room 967
Boston, MA 02201
Bryan Glascock Certified Mail January 18, 2013
5 Active Building Commissioner
1010 Mass Ave., Boston, MA 02118
Carl Richardson Certified Mail January 18, 2013
6 State House ADA Coordinator
State House, Room 1
Boston, MA 02111
Page 5 of 6 Rev, 08/12
18. State the name and address of the building inspector responsible for overseeing this
project:
Louis Hasbrouck
Northampton Building Department
212 Main Street
Northampton, MA 01060
E- mail :Ihasbrouck @northamptonma.gov 7
Telephone: 413- 587 -1240
Date:_January 24, 2013 r'
Signature of owner or authorized agent
PLEASE PRINT:
Rockwood J. Edwards
Name
Building 200, 2 FI.
One Kendall Square., Suite B2204
Address
Cambridge MA 02139
City /Town State Zip Code
redwards ( cosentini - ma.com
E -mail
617.494.9090
Telephone
Page 4 of 6 Rev, 08/12
10. Has a building permit been applied for? No.
Has a building permit been issued? No.
10a. If a building permit has been issued, what date was it issued?
10b. If work has been completed, state the date the building permit was issued for said
work:
11. State the estimated cost of construction as stated on the above building permit:
11a. If a building permit has not been issued, state the anticipated construction cost:
$22 million.
12. Have any other building permits been issued within the past 36 months? No.
12a. If yes, state the dates that permits were issued and the estimated cost of
construction for each permit:
13. Has a certificate of occupancy been issued for the facility? No.
If yes, state the date:
14. To the best of your knowledge, has a complaint ever been filed on this building relative to
accessibility? yes X no
15. State the actual assessed valuation of the BUILDING ONLY, as recorded in the
Assessor's Office of the municipality in which the building is located: $25,621,620.
Is the assessment at 100 %? Yes.
If not, what is the town's current assessment ratio?
16. State the phase of design or construction of the facility as of the date of this application:
100% Construction Documents to be submitted 2/22/13.
17. State the name and address of the architectural or engineering firm, including the name of
the individual architect or engineer responsible for preparing drawings of the facility:
Perkins + Will 225 Franklin Street, Suite 1100, Boston, MA 02101
Karen Estabrook, Project Architect
E -mail: Karen.Estabrook @perkiswill.com
Telephone: 617- 406 -3488
Page 3 of 6 Rev, 08/12
2. State the name and address of the building /facility:
93 Elm Street Northampton, MA 01063
3. Describe the facility (i.e. number of floors, type of functions, use, etc.):
Existing 3 -story steel and masonry dormitory building.
4. Total square footage of the building: 49,359 sf Per floor: approximately 16,000 sf
a. total square footage of tenant space (if applicable): N/A
5. Check the work performed or to be performed:
New Construction X Addition
X Reconstruction /Remodeling /Alteration Change of Use
6. Briefly describe the extent and nature of the work performed or to be performed (use
additional sheets if necessary):
Renovation of and addition to existing dormitory/dining hall building.
7. State each section of the Architectural Access Board's Regulations for which a variance is
being requested: 26.6.3 and 27.3
7a. Check appropriate regulations:
1996 Regulations 2002 Regulations X 2006 Regulations
SECTION NUMBER LOCATION OR DESCRIPTION
521 CMR Section 26.6.3 Maneuvering Clearance (pull -side requirements)
521 CMR Section 27.3 Stairs - Nosings
8. Is the building historically significant? X yes no. If no, go to number 9.
8a. If yes, check one of the following and indicate date of listing:
National Historic Landmark
Listed individually on the National Register of Historic Places
X Located in registered historic district
Listed in the State Register of Historic Places
Eligible for listing
8b. If you checked any of the above and your variance request is based upon the
historical significance of the building, you must provide a letter of determination from the
Massachusetts Historical Commission, 220 Morrissey Boulevard, Boston, MA 02125.
9. For each variance requested, state in detail the reasons why compliance with the Board's
regulations is impracticable (use additional sheets if necessary), including but not limited
to: the necessary cost of the work required to achieve compliance with the regulations (Le.
written cost estimates); and plans justifying the cost of compliance.
Please see attached sheet.
Page 2 of 6 Rev, 08/12
ia C TTER, Z[JKI! \)
The Commonwealth of Massachusetts
Department of Public Safety Docket Number
Architectural Access Board
_ One Ashburton Place, Room 1310
(Office Use Only)
� ' " Boston Massachusetts 02108 -1618
Phone: 617 - 727 -0660
JAN 2 2013 Fax: 617- 727 -0665
DAFT. 7
_- -F - FiA - www.mass.gov/dps
. ,. , -� r '� �
NORTHAMPTON, MBA O1060
APPLICATION FOR VARIANCE
In accordance with M.G.L., c.22, § 13A, I hereby apply for modification of or substitution for the
rules and regulations of the Architectural Access Board as they apply to the building /facility
described below on the grounds that literal compliance with the Board's regulations is
impracticable in my case.
PLEASE ENCLOSE:
1) A filing fee of $50.00 (Check /Money Order) made payable to the "Commonwealth of
Massachusetts" and all supporting documentation (e.g. plans in 11" x 17" format,
photographs, etc.). In addition, the complete package (including plans, photographs
and the completed "Service Notice ") must be submitted to all parties via compact
disc.
2) If you are a tenant seeking variance(s), a letter from the owner of the building
authorizing you to apply on his or her behalf is required.
3) The completed "Service Notice" form provided at the end of this application certifying
that a copy of your complete application has been received by the Local Building
Inspector, Local Disability Commission (if applicable), and Local Independent Living
Center for the city /town that the property in question resides in. A list of the local
entities can be found by calling the Architectural Access Board Office or the Local
City /Town Clerk. For a list of the Local Independent Living Centers you can either call
the Architectural Access Board Office or visit the Massachusetts Statewide
Independent Living Council website
1. State the name and address of the owner of the building /facility:
Smith College, 126 West Street Northampton, MA 01063
E - mail: cconnant @smith.edu
Telephone: 413- 585 -2424
Page 1 of 6 Rev, 08/12