230317-25 Prospect St, TALBOT-MAAB-Variance-Final.pdf
Commonwealth of Massachusetts
Division of Professional Licensure
Office of Public Safety and Inspections
Architectural Access Board
1000 Washington St., Suite 710 • Boston • MA • 02118
V: 617-727-0660 • www.mass.gov/aab
Docket Number
____________
(Office Use Only)
APPLICATION FOR VARIANCE
INSTRUCTIONS:
1) Answer all questions on this application to the best of your ability.
a. Information on the Variance Process can be found at: https://www.mass.gov/guides/applying-
for-an-aab-variance.
2) Attach whatever documents you feel are necessary to meet the standard of impracticability laid out in
521 CMR 4.1. You must show that either:
a. Compliance is technologically infeasible, or
b. Compliance would result in an excessive and unreasonable cost without any substantial
benefit for persons with disabilities.
3) Sign the certification on Page 8.
4) If the applicant is not the owner of the building or his or her agent, include a signed letter from the
owner granting permission for you to apply for variance.
5) Serve copies of the completed application and all attachments via electronic of physical delivery based
on the recipient’s preference to:
a. Local Building Department,
b. Local Commission on Disability (if applicable in the town where the project is located) (A list
of all active Disability Commissions can be found at: https://www.mass.gov/commissions-on-
disability), and
c. The Independent Living Center (ILC) for your area.
(Your ILC can be found at: http://www.masilc.org/findacenter.)
6) Complete the Service Notice included with the Application and sign it.
7) Deliver the completed Application and all attachments to the Board via electronic or physical delivery:
a. Electronic:
i. Applications should be sent via email to william.joyce@mass.gov &
bradley.souders@mass.gov.
ii. The email submission must have the subject line: Variance Application - <Address>,
<City>
iii. The application and all attachments must be in .pdf format
iv. The application and all attachments should be included in a single email, except where
that email would exceed 15 megabytes in size.
v. Please submit the $50 filing fee via check or money order via mail to the mailing address
listed above with either a cover letter or, "Variance - <Address>, <City>" in the memo line.
b. Physical
i. Applications should be sent to the mailing address listed above and must include:
1. The completed application and all attachments.
2. A copy of the application and all attachments on a CD/DVD (Thumb Drives will not
be accepted),
3. The completed and signed Service Notice.
4. A check or money order in the amount of $50 dollars, made out to the
Commonwealth of Massachusetts.
ii. Please ensure that all documents included are no larger than 11” x 17”.
iii. Incomplete applications will be returned via regular mail to the applicant with an
explanation as why it was unable to be docketed.
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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.
1. State the name and address of the building/facility:
Talbot House @ Smith College
25 Prospect Street, Northampton, MA 01060
2. State the name and address of the owner of the building/facility:
The Trustees of Smith College,
c/o Javier Campos, Project Manager
Facilities Management
126 West Street, Northampton, MA, 01063
E-mail: jcampos@smith.edu
Telephone: 413-585-2404
3. Describe the facility (i.e. number of floors, type of functions, use, etc.):
Talbot House is a residence hall at Smith College that consists of five stories including a
walk out lower level. There are 53 bedrooms for 80 occupants. The lower level includes
common spaces such as a recreation room, kitchen, and a laundry room. This level also
includes mechanical and trunk room storage- which are staff only. This level is accessible
directly from the exterior on the north side. A unique program, the “Bike Kitchen” which is a
bike repair shop, is located on the east side of this lower level and staffed by student
volunteers and available to all students on campus.
The first floor includes the Head Resident suite, a living room and parlor as well as common
bathing rooms and student rooms. Common bathrooms and sleeping rooms are on the
upper three floors. There is currently no elevator to the upper floors, and the first floor is
currently not accessible.
Aerial photograph
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Existing lower floor plan
Existing first floor plan
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Typical existing upper story floor plan
4. Total square footage of the building/facility: 30,000 sf
Per floor: 6,000 sf
a. Total square footage of tenant space (if applicable): not applicable
5. What was the original year of construction for the building/facility: 1909
6. Check the nature of the work performed or to be performed:
New Construction Addition
Reconstruction/Remodeling/Alteration Change of Use
7. Briefly describe the extent and nature of the work performed or to be performed (use
additional sheets if necessary):
The project includes two phases of work to be performed.
Phase One Summer 2023- New windows and exterior stucco repairs. Interior painting.
Phase Two – January to August 2024- Renovate the interior to provide new fan coil units at
all floors to accept the campus wide low temperature hot water system (LTHW) in 2024. The
LTHW project is an ambitious project to replace the fossil fuel steam heating plant with
renewably powered commercial scale electric heat pumps.
In addition to the LTHW the proposed Phase 2 scope includes:
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• A lift to connect the lower common level to the first floor
• Lower level
o Provide accessible toilet room and entry to the “Bike Kitchen”.
o Renovate the kitchen to be accessible
o Modify the laundry room to be accessible
o Widen doors and provide compliant hardware
o Accessible bathing room adjacent to student sleeping rooms
• First Floor
o Provide accessible common bathing room
o Widen doors and provide compliant hardware
o Raise the level of the front porch to be accessible from the interior
Each phase will have a separate building permit, as the building will need a Certificate of
Occupancy between phases.
Each phase exceeds the 30% threshold.
8. Is the building or facility historically significant? Yes No
The building is listed with Mass Historic Inventory, however; our application is not based
upon historical significance.
a. If yes, check one of the following and indicate date of listing:
National Historic Landmark ____________
Listed individually on the National Register of Historic Places ____________
Located in registered historic district ____________
Listed in the State Register of Historic Places NTH-677
Eligible for listing _________________
(In which registry?)
b. If you checked any of the above and your variance request is primarily based upon the
historical significance of the building, you must complete the ADA Consultation Process
of the Massachusetts Historical Commission, located at 220 Morrissey Boulevard,
Boston, MA 02125.
9. Which section(s) of the Board’s Jurisdiction (see Section 3 of the Board’s Regulations) has
been triggered?
2.6 3.2 3.3.1(a) 3.3.1(b) 3.3.2 3.3.4 3.4
10. List all building permits that have been applied for within the past 36 months, include the
issue date and the listed value of the work performed:
Permit # Date of Issuance Value of Work
None
x
x
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11. List the anticipated construction cost for any work not yet permitted or for any relevant work
which does not require a permit:
The anticipated construction cost for the two phases combined is $7.5M.
Both phases exceed 30% of the full and fair cash value of the building.
12. Has a certificate of occupancy been issued for the facility? Yes No
If yes, state the date it was issued: Yearly, as an inspected occupied dormitory.
13. To the best of your knowledge, has a complaint ever been filed with the AAB on this
building or facility relative to accessibility? Yes No
a. If so, list the AAB docket number of the complaint ______________________________
14. For existing buildings or facilities, state the actual assessed valuation of the
BUILDING/IMPROVEMENTS ONLY, as recorded in the Assessor's Office of the
municipality in which the building or facility is located: $2,980,100 (31B-204-001)
Is the assessment at 100%? Yes No
If not, what is the town's current assessment ratio? 0.93
15. State the phase of design or construction of the facility as of the date of this application:
The project is nearing completion of construction documentation for both phases. Windows
have been ordered in anticipation of Phase One in 2023. No work has proceeded.
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16.
VARIANCE REQUEST SUMMARY
Request #1 – Timed Variance – to allow windows to proceed in Phase One
Request #2- 25.0 Entrances
Request #3- 28.0 Elevators, 26.0 Doors, 31.0 Bathing Rooms
Request #4- 27.4 Stairs
Request #1
Section(s) for which you are seeking relief:
521 CMR
Are you seeking temporary relief Yes No
If yes, when do you propose to be in compliance by: September 2024 at the completion of Phase Two
Requirement:
When the project cost exceeds 30% of the full or fair cash value of the building, the entire building is
required to comply with 521 CRM.
Requested Variance:
Timed Variance. To allow Phase 1 to proceed, with the proposed accessible improvements being
made in Phase 2 starting in January 2024, with occupancy in September 2024.
Justification:
The project has been divided into two phases primarily due to hazardous material abatement. There
is asbestos in the plaster, and the abatement will take 4-6 weeks in Phase 2. If the work had to be
completed during a 12 weeks “summer slammer”, there is not enough time to actually do the work
after abatement. The windows are scheduled to be installed this coming summer, and then the
residence hall will be taken off line for renovation for Winter semester of 2024 through the summer,
with substantial completion in August of 2024.
Types of Attachments for this Request:
[ ] Floor/Site Plans, [ ] Cost Estimates,
[ ] Photographs, [ ] Test Drawings,
[ ] Other(s):_______________________
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Request #2
Section(s) for which you are seeking relief:
25.0 Entrances
Are you seeking temporary relief Yes No
Requirement:
All public entrances shall be accessible.
Requested Variance:
To allow the entrance on Prospect Street to remain as is.
Justification:
There are four entrances to Talbot house. To the Bike Kitchen, to the lower level common spaces, a
staff only service entrance at the lower level, and the entry porch off Prospect Street.
Photograph of the existing entry on Prospect Street with lower level entrances to the left
The entrance to the Bike Kitchen, which is open to all students on campus, is accessed from a
walkway off the sidewalk on Prospect Street, and is currently non-compliant. We propose to modify
this walkway to be compliant, and create a direct accessible route to the Bike Kitchen and lower level
common spaces entrances. Additionally, an accessible parking space adjacent to the building will be
provided at Talbot House.
Types of Attachments for this Request:
[ *] Floor/Site Plans, [ ] Cost Estimates,
[ *] Photographs, [ ] Test Drawings,
[ ] Other(s):_______________________
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Site plan showing modified walkway and parking space
Bike Kitchen entry (left) and common space entry (right)
At the porch entry on Prospect Street, we propose to raise the level of the porch floor to be level with
the threshold of the entry door, so that the exterior porch becomes accessible from the interior. The
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existing 5 riser staircase would remain, and this entry would not be provided with a ramp. By lifting
the level of the porch up, one additional step will be created. The height between the sidewalk and
entry door is approximately 36”.
The cost of adding a historic and architecturally appropriate entry ramp or walkway to the entry on
Prospect Street is between $250,000 and $300,000. The scope or work being proposed includes:
• Modifying the two entries to the lower level to be accessible
• Connecting the first floor and lower level with a lift
• Creating accessible common space on the entry porch and providing automatic operators at
the vestibule.
With these modifications, the cost of the work to provide a ramp at the Prospect Street stair is
excessive compared to the benefits provided to persons with disabilities.
Plan showing the area of the Prospect St. porch to be made accessible and level with door threshold.
Page 11 of 16 Rev, 7/21
Request #3
Section(s) for which you are seeking relief:
28.0 Elevators, 26.0 Doors, 31.0 Bathing Rooms
Are you seeking temporary relief Yes No
Requirement:
In multi-story buildings, each level shall be served by a passenger elevator. Doorways to provide 32”
clear width, clearances and hardware. Common bathing rooms to be accessible.
Requested Variance:
Vertical access is not provided to the upper floors, and doors and bathing rooms to remain as existing
on the upper levels only. All doorways and bathing rooms on the accessible lower level and first floor
will be made compliant, including hardware.
Justification:
The cost of installing an elevator within this existing historic building will be approximately $600,000 to
$800,000 for a five-stop elevator (including the basement). Structural modifications would be
required, and program space on the first floor, and a bedroom on each of the upper three floors would
be taken for the elevator. An exterior addition housing an elevator would cost approximately $1.25-
1.75M.
We are proposing to provide a lift to connect the common spaces on the lower level with the first floor,
and to not provide an elevator to the upper three stories.
Talbot has a total of 53 sleeping rooms, of which 2 are on the lower level and 8 are on the first floor.
We propose that rooms 002 on the lower level, and 101 and 108 on the first floor be designated as
the accessible sleeping rooms.
In addition to the cost of the elevator, modifying doors on the upper levels to provide required
clearances would require significant modifications given the arrangement of doors into the sleeping
rooms and the closets. Some of the doors have the required push/pull clearance, but most do not.
Sleeping room doors on the upper floors do provide 32” clear width, but have non-compliant
hardware. The existing non-compliant bathing rooms are shown on the attached floor plans.
The cost of modifying the door hardware is between $1,750 to $2,000 per door. There are 48
sleeping room doors on the upper three stories, so the cost would be between $84-96k.
Renovating the upper three stories to be accessible and providing vertical access would require
substantial and excessive costs, and would not result in substantial benefits to persons with
disabilities given the common spaces, bathing room and accessible sleeping rooms are provided on
the two lower stories.
Smith College has 44 dormitory buildings, of which 12 provide vertical access. Of the 2,112 sleeping
rooms on campus, 827 are able to be accessed via an elevator and 132 rooms that are either fully
Types of Attachments for this Request:
[ ] Floor/Site Plans, [ ] Cost Estimates,
[ ] Photographs, [ ] Test Drawings,
[ ] Other(s):_______________________
Page 12 of 16 Rev, 7/21
accessible or on the ground floor- or nearly 45% of all rooms are accessible via an elevator or the
ground level.
Proposed lower level plan indicating lift location to the first floor.
Proposed first floor plan with proposed modifications at common bathroom and ensuite bathing room
with 101.
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Request #4
Section(s) for which you are seeking relief:
27.4 Stairs
Are you seeking temporary relief Yes No
Requirement:
Compliant handrails are to be provided.
Requested Variance:
At both interior stairs we propose to leave the existing historic non-complaint center bannister, and
provide new code complaint handrails on the exterior walls of the stairways.
Justification:
The existing historic bannisters are integral to the staircases. Modifying them to be code compliant
would require completely rebuilding the guard and treads, and would cost approximately $100k per
stair. Providing the compliant handrail on the exterior wall will provide substantial improvement at a
minimal cost.
The exterior stair at the porch on Prospect Street will be provided with new compliant handrails.
Types of Attachments for this Request:
[ ] Floor/Site Plans, [ ] Cost Estimates,
[ ] Photographs, [ ] Test Drawings,
[ ] Other(s):_______________________
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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:
Thomas RC Hartman, AIA
C&H Architects
49 S. Pleasant Street, Suite 301
Amherst, MA 01002
E-mail: Tom@candharchitects.com
413.549.3616
18. State the name and address of the building inspector responsible for overseeing this project:
Jonathan Flagg, Building Commissioner
Puchalski Municipal Building
212 Main Street
Northampton, MA 01060
E-mail: jflagg@northamptonma.gov
413.587.1240
16
Page 16 of 16 Rev, 7/21
SERVICE NOTICE
I, Thomas RC Hartman, AIA, as Architect for the petitioner, The Trustees of Smith College,
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
SERVED
METHOD OF SERVICE DATE OF
SERVICE
1
Building
Department
Jonathan Flagg
Building Commissioner Puchalski
Municipal Building
212 Main Street
Northampton, MA 01060
e-mail
jflagg@northamptonma.gov
17 Mar 2023
2
Local
Commission
on Disability
(If Applicable)
Keith Benoit
ADA/Section 504 Coordinator
City of Northampton
City Hall
210 Main St., 2nd Floor
Northampton, MA 01060
e-mail
kbenoit@northamptonma.gov
17 Mar 2023
3
Independent
Living
Center
Angelina Ramirez
Executive Director
Stavros
210 Old Farm Road
Amherst, MA 01002
e-mail
info@stavros.org
17 Mar 2023
17 March 2023