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Attachment (9) with photos-2Application for Variance - Attachment Dewey House – Smith College 4 Neilson Drive Northampton, MA 01063 9. For each variance requested, state in detail the reasons why compliance with the Board’s regulations is impracticable. State the necessary cost of the work required to achieve compliance with the regulations. PLEASE NOTE THAT YOU SHOULD SUBMIT WRITTEN COST ESTIMATES AS WELL AS PLANS JUSTIFYING THE COST OF COMPLIANCE. Use additional sheets if necessary. General: In all variances listed below the reason for request- ing the variance is that there is either a conflict with the integrity of the “historic building” and/or “ex- cessive cost without substantial benefit”. A Letter of Determination from the Mass. His- torical Commission is included, as is a letter from Smith College’s Disability Services Director, Laura Rauscher. The estimates for the work listed below are pro- vided by Marr Engineering Service of Enfield, CT (860-749-5867). Historical Background: Original Construction: 1827 Style: Greek Revival; Architect Ithiel Town Early History: Named for Judge Charles Dewey, one of Northampton’s distinguished citizens whose heirs sold it and much of the original Smith College campus to the newly established college in 1871. In 1875 it housed the entire college of “fourteen young ladies” who were Smith’s first students. History of Changes: The building was moved twice. It was moved in 1898 to its present site when the back wing was added to make room for more students. Modifications for Architectural Access (new ramp and accessible toilet room) and modernization of the first floor back wing were made in 1994. Top photo: The southeast and original front facade of Dewey House, circa 1827, Architect: Ithiel Town Bottom photo: The back wing of the building was added circa 1898. The porch in foreground shelters the accessible ramp that was added in 1994. 26.0 Doors: 26.5 Width - second and third floor doors 266.3 pull side clearance - second and third floor doors 26.6.4 push side clearance - second and third floor doors 26.10 Thresholds - some (approx. 5) first floor doors in older section. 1. Hardware (on all office entry doors) will be changed to accessible hardware throughout the building - no variance requested for this at this time. 2. The first floor doors are of sufficient width (both newer doors and older historic ones). There is sufficient clearance at all of these doors as well. However, some of the doors off the front hall (approximately 6) have thresholds that are thicker than allowed. This thickness takes into consideration significant floor level changes in the adjacent rooms due to uneven settling, therefore a variance is requested for this aspect. Photos: 1) First floor historic doors (right) - sufficient width - hardware to be replaced and raised in height.2) Thick threshold makes adjustment between uneven floor levels on first floor (oldest section only) Floor plan shows “Flex Room” just opposite new lift. 26.0 Doors (continued): 3. Most upper level doors (second and third floor) do not comply with width requirements. Many of them also have clearance problems. There are no programmatic changes planned for the halls and doors on the sec- ond and third levels other than a new lobby for the lift. However, because the doors are not thick enough to receive standard commercial locksets, the College is considering replacing the doors with thicker ones. If during such door replacements, it is determined that a doorway can be widened without substantial re-fram- ing of walls, this will be done. For all other second and third floor doors we request a variance for width and clearances. Alternative Compliance: A new “meet- ing Room / Flex Space” is proposed on the second floor as an alternative compliance. It is located just off the lobby area for the new proposed lift. This space will allow professors to meet with students even if their own offices are not fully accessible. The cost estimate to widen the 2nd floor doors (without addressing the clearances issues) is $44,800, excessive cost for something that can be met with the pro- posed flex space. Second floor corridor with narrow doors and tight clearances. Trim at historic second floor doors - lead paint raises cost of widening doors even in places of sufficient clearance. Third floor corridor with narrow doors and tight clearances. See Elevator variances for access to third floor. 27.0 Stairs: 27.1 Treads and Risers 27.4 Handrails (location, height and extensions) There is an existing code-compliant stairwell (plan right) that con- nects all levels of the building (including the basement). This was built at the time of the new accessible ramp and bathroom. 1. Curved Historic Stair (photo bottom right): This stair complies for nosings. Adding a second handrail for full compliance and raising the height of the existing one would significantly detract from the grace and beauty of this original architectural element. The estimate for this work is $4,500, but the historic cost is far greater. 2. Stair from 2nd to 3rd floor (photo bottom left): This stair is scheduled to remain. It is not possible to fit a fully code compli- ant stair in the current location. However, the following will be addressed with the new construction: • Compliant nosings, • New (second) handrail at outside walls • Handrails extensions (one side at the bottom and top, if pos- sible). Compliance Alternative: Existing fire stair (as noted above, and per plan above) 28.0 Elevators: 28.1 General requirement for all floors to be served by elevator 28.12.1c Circumstances for lift alternative Access to the third floor level can not be accomplished without breaking through the historic eave and roof lines of the original back wing of the Dewey House. There are a very limited number of offices (only 6) on that level. An elevator extending to the second floor would be very costly unless it was located exterior of the building. Otherwise it would require significant re-framing of floor structures and remodeling of interior spaces. The only logical place for a new elevator (or lift) addition is in the northwest corner (adjacent to the new 1994 stair tower). This makes sense from the existing floor layout. It also reduces the impact on the historic building, as it would be near the back stair addition and well screened from the Elm Street Historic District. The width requirement for an elevator would extend beyond the original northwest corner of the back wing and the height would extend above the eave line. Neither of these is desirable nor appropriate to the historic massing and details of this building. A lift is allowed for a two story building, and be- cause it fits appropriately in both width and height in this logical and cost effective location, this is what we propose. Additionally, the cost of an elevator would be $88,000 above the cost of a lift, money that is criti- cally needed for maintenance and repair. Photos and Plans: Above: A new stair tower was built (at same time as accessible ramp) in 1994. A new lift would fit very nicely just to the west of it. Bottom Left: The roof of the stair tower would continue down at the same plane and stop short of the historic corner board and remain lower than the historic eave line. In contract the dashed lines show the impact of an elevator tower (beyond and above historic corner and eave lines). Below: Plan of lift adjacent to stair tower. 30.0 Public Toilet Rooms: 30.1 General A variance is sought for the existing third floor toilet room as there will be several other accessible toilet rooms in more accessible locations in the building. 1. The existing first floor toilet room already complies with the access code. 2. The second floor toilet room will be gutted and replaced with either two accessible toilet rooms (as shown on plan below) or a single unisex accessible toilet room with two separate additional rooms per plumbing code. 3. A variance is sought for the existing third floor toilet room: Since the third floor will not be made accessible by this project (see requests above regarding lift), there is limited room on the third floor, and a tight budget, we request a variance for the third floor bathroom. At this point plumbing lines and fixtures may be replaced, but no other significant work will happen in this toilet room 34.0 Storage There are many storage closets throughout the building. Generally speaking the closets within the offices are under used, as they are leftover from dorm use and not designed for office uses). There are not plans to remove or improve them at this time. Faculty make use of adjustable wall shelving and file cabinets for storage (see photo of adjustable shelves and cramped access to under-utilized closets). We therefore request any variances for any requirement regard- ing existing storage closets. Alternative Compliance: • Any new storage closets or cabinets to fully comply • New copy room cabinetry to fully comply • New kitchenette to fully comply with this and other sections of the code. • Any new closets in renovated office space (1 contemplated at this time) to fully comply