Roundhouse assessment-due diligence-consolidatedJWA5-18-21Northampton Community & Resilience HUB Page 1 of 5
Roundhouse Assessment December 2020
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Architectural Assessment Summary
Background
The Roundhouse Building at 244 Main Street is a historic building and city landmark currently under
private ownership, but vacant. Built in 1856 in the Victorian Eclectic style, the former gas works was
remediated and renovated in the 1980s and has been used as an office building since by a variety of
tenants. The existing building is constructed of brick masonry, heavy timber and steel. It is partitioned
into two halves- round and rectangular. The building is three stories high and includes both a
mezzanine above the third level and a basement below on the roundhouse side. It is three stories of
slab on grade construction on the rectangular side.
While the building is listed in commercial real estate listings as 15,000 gsf, JWA measures the overall
gross square footage as 18,546 gsf and the net square footage at 17,459 nsf in review of available
plans.
Rectantagular Section
6,330 gsf
5,619 nsf
Roundhouse Section
11,840 gsf
7,490 nsf
Entry Points and Accessibility
The Roundhouse is an iconic building and a contributor to the City’s historic district. It is in very good
condition for building of this age. The rectangular portion consists of three roughly equivalent floor
plates that can be flexibly organized into offices and can be made available to tenants or could be
purchased separately.
The Roundhouse section has an entry 63” below grade into the ground level (potential Day Center), an
entry a few steps above grade into the first level and an accessible entry via the bridge to Pulaski Park.
Access to a Day Center on the ground level without access through Pulaski or the office area at the
first floor can be arranged by installing a ramp from the parking level to the doorway below grade that
faces towards the bus station.
Visitors seeking to access the offices at the level of the lower parking area can do so at grade directly
into the rectangular side. An elevator provides accessible connection to all three floors of the Round
side of the building and the first floor of the rectangular.
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Roundhouse Architectural Assessment May 2021
The second and third floor of the rectangular side and the sublevel of the round side are not
accessible because they require stair access. This limits these floors to non-public use.
Elevator
The lift and elevator were not tested to confirm that they are in working order. The lift from the third
floor to the balcony (upper mezzanine level) is marked “danger” as is assumed to be inoperable.
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Roundhouse Architectural Assessment May 2021
Storage
The Roundhouse has a full, dry basement of 1,500 sf accessed through a stairwell from the Ground
Floor. This level ground level could support storage of crisis related emergency resources for the City
or overflow storage for the Day Center. The basement also contains the building’s mechanical, water,
and elevator system supports. The first floor of the Roundhouse has a recently constructed subfloor,
exposed masonry walls, updated electrical and plumbing and easily modified partition walls.
Restrooms/Kitchenettes
While the building has adequate restrooms, the locations and numbers of fixtures do not meet the
proposed program needs and would require additional fixtures depending on Level of Alteration and
Occupancy. The Roundhouse section has four bathrooms; three at the ground floor and one at the
second floor. It has a small kitchenette at the First Floor level. (See Code Report_JWA)
If the City anticipates any use of the building as an emergency overnight shelter it is recommended
that additional shower facilities also be installed. To meet the needs of a Day Center at the Ground
floor, we recommend installation of a kitchenette to support a small food pantry at the Ground floor.
Existing Finishes
Finishes are of mixed age and varying from good to excellent condition. The lower levels of the two
buildings and bathroom spaces include durable and attractive local slate tiles. Ceilings in the
rectangular building are exposed steel and concrete deck supporting hardwood floors. The upper floor
of the roundhouse is currently covered in dated carpet that would ideally be replaced during a
renovation. Doors are unoriginal, of modest quality but serviceable. Restroom fixtures are vitreous
china and in good condition and can be retained. The open stairs and exposed wood and steel
structural elements give the building unusual character and value to public space.
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Roundhouse Architectural Assessment May 2021
Daylighting/Lighting
Daylighting in the building is not ideal. Existing windows are double paned replacement windows that
are generally in good shape and not in need of replacement. While the rectangular portion has
operable and generous double pane windows at two levels, the Roundhouse side has fewer windows
than would be desired for natural lighting. The existing interior light fixtures should be replaced with
new LED fixtures to lower energy use and improve illumination. The Ground Floor of the Round has no
windows. The First Floor has adequate windows arranged in each office space. The top floor and
mezzanine are daylight only by a narrow band of roof lights towards the south and by the cupola.
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Roundhouse Architectural Assessment May 2021
While this top floor is dramatic and architecturally intriguing, the current design of the mezzanine
takes away from the potential grandeur and beauty of the space and makes the third floor dark and
less inviting.
JWA recommends eventually reducing the size of the 3rd floor mezzanine to make a larger assembly
space more successful and recommends replacing the walls of the mezzanine with a lighter glass or
rail system to improve daylighting. We also recommend adding more roof skylights and better artificial
fixtures to improve lighting conditions.
Sustainability & Resiliency
The site includes well-designed and well-maintained outdoor flower beds and walking areas that
encircle the building. The exterior space to the north includes a utility easement that prohibits building
expansion but could allow for installation of a backup generator to provide stable power during
outages. The building is immediately adjacent to a large public parking and includes 12 dedicated
parking spaces which could be used as flexible outdoor staging in the event of an emergency.
The basement and the entry vestibule connecting the two halves of the building providing
opportunities for installation of a gray water filtration and recirculation system to reduce water use.
In the long term it would be possible to install photovoltaic panels to the south face of the rectangular
building or to replace the existing slate tiles of the round roof with PV solar collecting tiles. Both roof
systems are 20 – 30 years from the end of their life expectancy, according to the accompanying report
provided by Manhan Roofing.
As a masonry building, the extremely thick exterior masonry walls are an effective thermal mass
regulating temperature changes and providing natural cooling in the summer. Unfortunately, the
insulation levels of the building are low and variable throughout with a high percentage of exposed
brick interior and unknown levels of insulation present in built out conditions. The building does not
meet current stretch code and is not required to unless a Level 3 Alteration is conducted. Improving
insulation levels would require more interior coverage of existing masonry walls which would detract
from the character of the building.
Roundhouse - BasementScale: 1/8" = 1'-0"(11x17)UP48'-934"57'-758"JWANOVEMBER 19, 2020
Roundhouse - Ground FloorScale: 1/8" = 1'-0"(11x17)57'-8"DNUPUPUPUPUPJWANOVEMBER 19, 2020
Roundhouse - 1st FloorScale: 1/8" = 1'-0"(11x17)UPUPUPUPUPDNUPDNJWANOVEMBER 19, 202057'-8"
68'-1112"30'-6"57'-8"
Roundhouse - 2nd FloorScale: 1/8" = 1'-0"(11x17)57'-8"UPDNDNJWANOVEMBER 19, 202069'-1"30'-6"57'-8"
JWANOVEMBER 19, 2020Roundhouse - MezzanineScale: 1/8" = 1'-0"(11x17)57'-8"DN
Northampton Hub May 18, 2021
Roundhouse Existing Building Assessment
Code and Zoning Analysis
Roundhouse Building
244 Main Street, Northampton , MA 01060
Project Summary/Key Issues
The Roundhouse at 244 Main Street, also historically called the Northampton Gas Light Company
Building, is a masonry building, with a slate roof, built in 1856. This report lays out code compliance
concerns for the proposed buyer, the City of Northampton. The cost of proposed renovations to the
building have not been estimated. The report outlines critical cost thresholds that can trigger different
levels of compliance work.
The building is on the inventory of the Massachusetts Historic Commission and part of the Northampton
Downtown Historic District, thereby qualifying as an Historic Building for the purposes of this code
assessment. The building has a current assessed value of $1,499,700.00. It is important to note that the
assessed value of the buildin g is likely to increase after purchase.
Since the buyer is also interested in the potential use of the facility as an emergency shelter , the report
also addresses this long-term consideration.
Zoning
Zoning Ordinance & Map of the Code of Ordinances of the City of Northampton, Massachusetts:
The Roundhouse is located in District CB, which does not require site plan approval or special permit for
offices, essential services, or municipal facilities. No dedicated parking is required.
Codes
Applicable Codes:
• 780 CMR: Massachusetts State Building Code (9 th Edition)
o International Building Code, 2015
o International Fire Code, 2015
o International Existing Building Code, 2015
o International Energy Conservation Code, 201 8
• MGL Chapter 148 Section 26G
• 521 CMR Rules & Regulations of the Architectural Access Board
• 248 CMR: Massachusetts Plumbing Code
Type of Construction:
IIIB – Noncombustible exterior walls; any permissible interior construction. See Table 601, IBC.
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Roundhouse Existing Building Assessment
Existing Building Area:
Level Area
Roundhouse Section 11,840 gsf
Rectangular Section 6,330 gsf
Total 18,546 g sf
Existing and Proposed Occupancy Usage:
The Roundhouse is of Group B – Business Occupancy with Storage (S2) in the basement and incidental
Assembly(A-3) on the first floor. The proposed function is general office space, a day center and
community meeting spaces. This w ould not change its current occupancy , unless greater than 10% of any
floor were changed to an Assembly use (IBC 509.3).
General Height and Areas:
The following table summarizes the allowable height and area requirements for Business. See IBC 2015
504.3 & 506.2.
Occupancy Height in Stories/Feet Area/ per floor
Business 3 stories / 55 feet (NS)
4 stories / 75 feet (S, see below re:
sprinkler requirements)
19,000 (NS)
57,000 (SM)
NS=Non-sprinklered, SM=Sprinklered, multiple stories above grade
Important Code Thresholds for Renovation:
For the purposes of the Massachusetts State Building Code and the review that follows, the following are
important thresholds for any renovation of the Roundhouse property:
• Thresholds for 521 CMR (Accessibility):
o Work costing less than $100,000 over the course of any 3 year period
▪ This only requires that the only the work performed be brought to meet current
accessibility code.
o Work costing between $100,000 -30% of the building’s Full and Fair Cash Value over the
course of any 3 year period
▪ This requires that both the work performed and an accessible public entrance,
toilet room, telephone, and drinking fountain, be brought to meet current
accessibility code.
o Work costing greater than 30% of the Full and Fair Cash V alue of the building
▪ This threshold for the Roundhouse is $459,091.83 under current assessed value
but could have a higher threshold if reassessed after purchase.
▪ Exceeding this threshold requires the entire building to be brought to meet
current accessibility.
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Roundhouse Existing Building Assessment
International Existing Building Code 2015
As an existing building, the IEBC is applicable. As a historic building, Ch. 12 of the IEBC provides important
allowances that can be invoked by a Building Owner through the filing of a report by a register ed design
professional to the building department. Such report shall identify each required safety feature that is in
compliance with this chapter and where compliance with other chapters of this provision would be
damaging to the contributing historic fea tures.
IEBC 1203.2 Fire Safety in Historic Buildings Every historic building that does not conform to the
construction requirements specified in this code for the occupancy or use , and that constitutes a distinct
fire hazard as defined herein , shall be provided with an approved automatic fire -extinguishing system as
determined appropriate by the code official. However, an automatic fire –extinguishing system shall not
be used to substitute for, or act as an alternative to, the required number o f exits from any facility.
IEBC 1203.3 Means of egress: Existing door openings and corridor and stairway widths less than those
specified elsewhere in this code may be approved, provided that, in the opinion of the code official, there is
sufficient width and height for a person to pass through the opening or traverse the means of egress.
IEBC 1203.5 Interior finishes: The existing finishes of walls and ceilings shall be accepted when it is
demonstrated that they are the historic finishes.
IEBC 1203.6 Stairway enclosure: In buildings of three stories or less, exit enclosure construction shall limit
the spread of smoke by the use of tight -fitting doors and solid elements. Such elements are not required to
have a fire-resistance rating. The use of the exist ing historic doors may be considered, once outfitted with
other requirements laid out in previous sections, i.e. panic hardware.
IEBC 1203.9 Stairway railings: Grand stairways shall be accepted without complying with the handrail and
guard requirements. Existing handrails and guards at all stairways shall be permitted to remain, provided
they are not structurally dangerous.
IEBC 1203.11 Exit signs: Where exit sign or egress path marking location would damage the historic
character of the building, alternative exit signs are permitted with approval of the code official. Alternative
signs shall identify the exits and egress path.
IEBC 1206.1 Structural: Historic buildings shall comply with the applicable provisions for the work as
classified in Chapter 5 . Exception: The code official shall be authorized to accept existing floors and
approve operational controls that limit the live load on any such floor.
IEBC 1206.2 Dangerous conditions: Conditions determined by the code official to be dangerous shall be
remedied. No work shall be required beyond what is required to remedy the dangerous condition.
Repairs (IEBC Chapter 6)
The requirements in this section would apply to any work that patched, restored, or replaced damaged
materials or equipment fo r the purpose of maintaining the building in good condition.
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Roundhouse Existing Building Assessment
IEBC 602.2 New and replacement materials… permitted for new construction shall be used. Like materials
shall be permitted for repairs and alterations provided no dangerous or unsafe condition, as defined in
chapter 2, is created.
IEBC 603.1 Repairs shall be done in a manner that maintains the level of fire protection provided.
IEBC 604.1 Repairs shall be done in a manner that maintains the level of protection provided for the
means of egress.
IEBC 605.1 Repairs shall be done in a manner that maintains the level of accessibility provided.
Level 1 Alternations (IEBC Chapter 7)
The requirements of this section would apply to any work that removed or replaced existing materials,
equipment, etc. with new materials, equipment, etc. that served the same purpose.
IEBC 701.2 Conformance: An existing building or portion thereof shall not be altered such that the building
becomes less safe than its existing condition.
IEBC 702.1 Interior finishes: All newly in stalled interior wall and ceiling finishes shall comply with Chapter
8 of the International Building Code.
IEBC 706 Reroofing: The roof is slate, so any full re-roofing would be required to strip the existing roof
down to the decking.
IEBC 707 Structural: This section is applied when work replaces equipment supported by the building, or
includes reroofing. Where changes affect the load on the structure by more than 5%, structural
components must comply with the IBC load requirements.
IEBC 708 Energy Conserv ation: Only the alterations must comply with the energy requirements of IECC.
Level 2 Alterations (IEBC Chapter 8)
Any work that reconfigured spaces, added/removed doors or windows, reconfigured any systems, or
installed any new equipment would trigger the requirements of this section. Level 2 Alterations must also
comply with the requirements of Level 1 Alterations detailed in the last section. These requirements are
limited to the work area unless otherwise specified. NOTE: This review assumes a Level 2 Alternation and
notes impact of Level 3 Alteration as an option.
IEBC 803.2.1 New v ertical openings connecting 2 or more stories shall be enclosed with a minimum 30 -
minu te enclosure.
IEBC 803.4 Interior finish of walls and ceilings in exits and corridors shall comply with the requirements of
the International Building Code.
IEBC 804 Fire Protection: A fire alarm system must be installed with alarm -notification appliances within
the work area.
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Roundhouse Existing Building Assessment
IEBC 807 Structural: The minimum design loads on existing elements of a structure that do not support
additional loads as a result of an alteration shall be the loads applicable at the time the building was
constructed.
NOTE: The proposed addition of an assembly space on the third floor would exceed IEBC 807 and require
that the floor construction of the third floor can support the additional live load of an assembly use. Until
that investigation is completed, the City would have t o be cautious in making assumptions about the
potential use of the third floor for assembly space.
IEBC 807.4 Alterations shall not reduce the capacity of existing gravity load -carrying structures unless it is
demonstrated that the elements have the capaci ty to carry the applicable design gravity loads required by
the IBC.
IEBC 810 Plumbing: Where the occupant load of the story is increased by more than 20 percent, plumbing
fixtures for the story shall be provided in quantities specified in the IBC based on the increased occupant
load. See 248 CMR below for existing and code-based fixture counts.
Level 3 Alterations (IEBC Chapter 9)
It is the current assumption of this report that the City is proposing a Level 2 Alteration. The City should
carefully consider the level of alternation and cost implications of a Level 3 Alteration.
The requirements of this section would apply to any ren ovation where the work area is more than 50% of
the building. Level 3 Alterations must also comply with the requirements of Level 1 and Level 2
Alterations.
IEBC 904.2 Fire Alarm and Detection Systems: Shall be provided in accordance with Section 907 of th e IBC
as required for new construction. Where required by the IBC for new buildings, manual fire alarm systems
and automatic fire detection systems shall be provide throughout the work area.
IEBC 905.2 Means-of-egress lighting: Means of egress shall be pro vided with artificial lighting within the
exit enclosure in accordance with the requirements of the IBC.
IEBC 905.2 Exit signs: Means of egress shall be provided with exit signs in accordance with the
requirements of the IBC.
IEBC 907 Structural: All existing structural elements resisting lateral loads must be evaluated by an
engineer to establish their structural adequacy. Where more than 30 percent of the total floor and roof
area of the structure is altered within 5 years, the evaluation must establish t hat the system complies
with the IBC wind and seismic requirements.
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Chapter 10 Change of Use Classification: ONLY RELEVANT IF A -3 (ASSEMBLY) USE OCCUPIES MORE THAN
10% OF ANY GIVEN STORY’S FLOOR AREA
1012.4 Means of egress for change to higher hazard category: Means of egress must comply with Chapter
10 of the IBC, except as follows:
1. Stairways do not have to comply with max riser height and m in tread depth if the pitch/slope
cannot be reduced because of the existing construction.
2. Existing corridor walls in good condition with wood lath and plaster or ½” gypsum wall board may
remain.
3. Existing corridor doorways must only be reasonably tight fitt ing.
4. Existing operable widows with clear opening area of 4 sq ft and min opening of 22” wide and 20”
high are accepted as emergency escape and rescue openings.
1012.4.3 Egress capacity shall meet or exceed the occupant load for the new occupancy per IBC.
1 012.7.2 Stairways: Enclosure of stairways is not required for openings serving only one adjacent floor.
The only stairways that would require enclosure are the two full flight stairways in the rectangular portion
of the building and the stairway down to th e 1st floor of the round portion of the building.
Massachusetts General Law (MGL)
Sprinklers – Chapter 148, Section 26G: Every building over 7,500 Sq ft, including additions or major
alterations, must be sprinklered if adequate water supply and pressure e xists. A major alteration includes
work affecting more than 33% of the total gross square footage, or if the cost of work totals 33% or more
of the assessed value of the building.
o If Work is to be done on over 33% of the building square footage:
o If Work is to be done costing over 33% of the building’s Assessed Value:
▪ The current Assessed Value threshold for the Roundhouse is $494,901. The
future Assessed Value threshold will be 33% of the Revised Assessed Value after
purchase and re-assessed.
The round portion of the building has an existing sprinkler system reaching some areas . The rectangular
portion of the building has the sprinkler main entry, but th at portion itself is not currently sprinklered.
Because work is expected to occur in more than 30% of the building, it is assumed that the entire building
will need to be protected with a sprinkler system. Currently only the round portion has sprinkler
protection.
IFC International Fire Code
IFC Section 1103.1.1 Historic Buildings: Facilities designated as historic buildings shall develop a fire
protection plan in accordance with NFPA 914, IFC 404.3 and IFC 404.4
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Roundhouse Existing Building Assessment
IBC Section 906.3.1: The locations of current portable fire extinguishers have been shown on diagrams.
Additional fire extinguishers shall be added in compliance with Section 906 such that the maximum
distance to a fire extinguisher is 75 feet.
IBC Section 907: The existing fire alarm system must be upgraded to meet the requirements of Section
907.
IBC Section 1004 Means of Egress & Occupancy Loads: The following table summarizes the allowable
occupancy load based on proposed square footage and occupancy type. See IBC 2015 104.1.2. These
square footage numbers are based on JWA’s 2020 study.
Level Occupancy Type and Calc Sq. Feet Occupancy Load
Basement Accessory storage/mechanical
equipment – 300 gross
1570 6
Round - 1 Assembly – unconcentrated – 15 net 1000 67
Rectangular - 1 Business area – 100 gross 2110 22
Round - 2
Business area – 100 gross 1760 18
Rectangular – 2 Business area – 100 gross 2110 22
Round – 3* Business area – 100 gross 1400 14
Accessory storage/mechanical
equipment – 300 gross
130 1
Rectangular - 3 Business area – 100 gross 2110 22
Round – Mezz* Reading rooms – 50 net 750 15
Total 147
*During times when the building is used as an emergency shelter, the occupancy load would decrease,
see below:
Level Occupancy Type and Calc Sq. Feet Occupancy Load
Rectangular - 1 Dormitory – 35 net 2100 60
Round – 3 Dormitory – 35 net 1400 40
Total 100 (instead of 222)
1005: Means of Egress Sizing: With seven different exit doors on 3 different levels, and a multitude of
stairways, there is more than sufficient egress sizing for the proposed occupancy load.
780 CMR – Massachusetts Amendments to the International Building Code
Because the emergency shelter function would be temporary, it is not required that the building meet the
requirements of Group R1. However, to make it easier for the City to obtain such emergency sheltering
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Roundhouse Existing Building Assessment
status, it is recommended that areas that would be useful to plan for emergency sheltering use also
comply with 780 CMR 3112.3 -3112.4 requirements.
3112.3 Approval and Temporary Certificate of Occupancy: In order to operate a temporary overnight
shelter, a temporary certificate of occupancy shall first be issued by the building official. The application
for this use must demonstrate that the building has a valid certificate of occupancy, a functioning
sprinkler system, adequate means of egress, emergency lighting, and egress signage, has the facilities
required by the DPH, and a hard -wired land line or VOIP phone. It must include a plot plan, a plan for
compliance with the applicable guidelines of DPH, a fire safety and evacuation plan that outlines
anticipated nightly occupant load, bed and personal space layouts, identified exits and aisles, evacuation
procedures and a plan for training employees for emergency evacuations.
3112.4 Shelter Operation. The party responsible for operation of the temporary over night shelter shall
notify the municipal building official and fire chief in writing at least 48 hours prior to each period of
operation.
248 CMR: Massachusetts Plumbing Code
Existing Plumbing Fixtures
Occupancy
Type and
Load
Fixtures: Male Fixtures: Female Lavatories Service Sink Drinking
Fountain
Type: B
Load:
Unisex Fixtures:
6 Toilet
6 Not
observed
0
The Roundhouse has 6 single occupancy toilet rooms. 4 have accessible routes to the toilet room
location, but none fully meet the requirements of an accessible toilet room (see diagrams). At a Level 2
Alteration, due to the increase in occupant load, t he building would be required to comply with current
code requirements for fixture count , and would require the following fixtures:
248 CMR – MA Plumbing Code Requirements
Occupancy
Type
Required
Fixtures: Male
(33% urinals)
Required
Fixtures:
Female
Lavatories Service Sink Drinking
Fountain
A-3 2 3 1 per restroom 1/ Floor 1 / Floor
B 1 1 1 per restroom
One additional toilet fixture would be required. One service sink and one drinking fountain would need to
be introduced, per floor.
The following facilities are required in a dormitory, the closest relevant condition for the emergency
shelter use. The city could consider offering showers for that condition. The fixtures in the table below
represent the requirement for the R1 occupants only.
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248 CMR – MA Plumbing Code Requirements
Occupancy
Type
Required
Fixtures: Male
(33% urinals)
Required
Fixtures:
Female
Lavatories Service Sink Shower
Dormitory 7 9 13 1/ Floor 13
Voluntary compliance with this condition would require a substantial increase in toilet facilities and the
introduction of shower facilities.
MAAB & ADA Compliance – 521 CMR
Massachusetts Architectural Access Board (MAAB)
The elements where the Roundhouse is not in compliance with the current version of 521 CMR are
outlined below , and diagrammed in the attached PDF . The major elements of non -compliance include a
lack of accessible entrance doors, no accessible route to two levels of the rectangular area, and no
accessible public toilet rooms. The building contains an elevator that connects levels 1, 2, and 3 of the
round portion and level 1 of the rectangular portion. This elevator does not access level 2 or level 3 of t he
rectangular portion. There is a lift between level 3 of the round portion, and the mezzanine, but it is
labelled “Danger” and would need to be remedied before it could be considered part of an accessible
path. The degree of required compliance with this code would depend on the extent of work done on the
building, as outlined above in the section titled Important Code Thresholds for Renovation.
Section 3.9 Historic Buildings
This section allows for potential variances to full accessibility compliance f or historic buildings. The
variance has to be requested with Massachusetts Architectural Access Board in consultation with the
Massachusetts Historic Commission. The MHC must supply a statement of support with the application to
MAAB.
521 CMR 11: Commerci al Buildings
11.1 General: Commercial buildings are public buildings as defined in 521CMR and shall include … the parts
of buildings where a service or product is offered to the public and into which the public may enter.
11.4 Public Toilets: Wherever public toilets are provided for customers, visitors or clientele of said
businesses, they are required to comply fully with 521 CMR 30.00 Public Toilets.
521 CMR 13: Places of Assembly
13.5 Assistive Listening Systems: In spaces such as… meeting rooms, assembly areas shall comply with the
following: a permanently installed assistive listening system if the assembly area accommodates at least
50 persons. Signage shall be installed to notify patrons of the availability of a listening system and shall
comply with 521 CMR 41.00: Signage.
521 CMR 20: Accessible Route
20.1 General: An accessible route shall provide a continuous unobstructed path connecting accessible
spaces and elements inside and outside a facility . Not provided to the 2nd or 3rd level of the rectangular
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Roundhouse Existing Building Assessment
portion of the building and would be required if those spaces were public per 1 1.1 (above). If the 3rd floor
mezzanine were to be public space, the lift would have to be remedied.
20.3 Width: An accessible route shall have a minimum clear width of 36 inches . This requirement would
override the allowances in IEBC for any components that were considered part of an accessible route.
20.11.1 All spaces or elements required to be access ible by 521 CMR shall be provided with no less than
one accessible means of egress. Where more than one means of egress is required under 780 CMR (The
Massachusetts State Building Code) from any accessible space or element, each space or element shall be
served by not less than two accessible means of egress. Currently all means of egress have some element
of non-compliance with 521 CMR.
20.11.2 The exit discharge shall provide a continuous path of travel from an exit to a public way by means
of a walkway or a ramp. This is available at 2 doors on the 1 st floor of the rectangular portion of the
building, and 1 door at the 3 rd floor of the round portion of the building .
521 CMR 25: Entrances
25.6 Signage Any entrance/exit of a facility not accessible by persons in wheelchairs shall have a sign
clearly indicating the location of the accessible entrance/exit. This signage is not currently provided.
521 CMR 26: Doors
All doors and openings along routes that should be accessible comply, except where noted .
26.4 Double-Leaf Doorways: A doorway having two independently operated door leaves shall have at least
one leaf that meets the requirements of 521 CMR 26.5 and 26.6. The double door at grade level on the
parking-lot side of the rectangular portion of the building does not comply. This door could be converted
to a single door with side lite for compliance purposes.
26.5 Width: Doors with insufficient width are marked o n the attached diagrams.
26.6 Maneuvering Clearance: Several doors lack required push or pull side clearance, including 2
bathrooms otherwise fitted out for accessibility .
26.6.2 Doors in a Recess: Doors located in a recess of more than 6 inches deep shall have clear floor space
as required in 521 CMR 26.6.3 and 521 CMR 26.6.4 . One door on the First Floor and one on the Third
Floor that would otherwise be part of an accessible means of egress are in a recess due to the depth of
the brick wall. A potential alternative for compliance would be to introduce push buttons at these doors.
This would have to be reviewed with the Authority Having Jurisdiction.
26.8 Door Opening force: This was not measured on -site.
26.10 Thresholds: The double-leaf doors that would p otentially be one of the on -grade entries to the
building do not comply. The threshold condition would have to be remedied.
521 CMR 27: Stairs
See diagrams for a floor-by-floor analysis of deficits in stair compliance.
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521 CMR 30: Public Toilet Rooms
30.1.1 General: The installation of unisex toilet room in lieu of fully accessible men's and women's room is
permitted by 521 CMR. See also 521 CMR 30.2.
See diagrams for analysis of deficits in toilet room compliance.
521 CMR 32: Kitchens
Countertops are not provided at an accessible height or with knee space underneath. Appliances and
fixtures are not of accessible variety.
521 CMR 41: Signage
Accessible signage will need to be provided throughout the building.
! RYAN S. HELLWIG, PE ! STRUCTURAL ENGINEER !
May 10, 2021
Dorrie Brooks, AIA
Principal
Jones Whitsett Architects
308 Main Street, 3RD Floor
Greenfield, MA 01301
db@joneswhitsett.com
Re: Preliminary Structural Report
The Roundhouse
Northampton MA
Dorrie -
Please accept the following summary of my visit to the above-mentioned building. On April 27
April, 2021 I personally viewed all accessible areas of the structure.
The Roundhouse consists of two distinct masses with a connector. One mass is round and the other
is rectangular. The building was reportedly built in 1856, although it appears that the rectangular one
was constructed later. There was a major renovation in 1986.
The structural systems consist of the following:
Exterior bearing walls are thick, unreinforced brick masonry.
Floors are primarily constructed with steel beams and concrete slabs. There are small areas with
wood-framed infill The top floor of the rectangular building is frame with wood.
The roof of the round building is steep, and has a cupola. The rafters are dimension lumber. The
thrust of the rafters is resisted by six steel rods.
The roof of the rectangular building is gabled. The rafters are covered by finishes and are not
visible. Light steel trusses support the roof system.
In general the condition of the buildings appears sound. Some particular areas were noted:
1. Bowed exterior walls on the rear of the round building. These appear to have been
stabilized.
2. Crack monitors were visible along the side of the rectangular building, and differential
settlement along that wall is evident. It may have stabilized. These monitors should
! 18 LINDEN AVENUE ! GREENFIELD, MA 01301 !
! VOICE = 413 - 774 - 7444 ! EMAIL = rshpe@crocker.com !
Preliminary Structural Report
The Roundhouse
Northampton MA
May 10, 2021
continue to be checked in the future.
3. Old masonry exterior walls need continual maintenance. Any work should use
appropriate materials, especially mortars for repointing.
4. The roof of the round building has been retrofitted with steel columns. The roof
surface appears to sag in between these posts. This condition is likely stable, but
should be monitored.
5. A doorway was cut into the top of the round building wall, at the connection to the
rectangular building, the top of the opening cut through the sill of the wall, which is a
tension ring, holding in the bottoms of the rafters. This is also probably stable. Given
the steep pitch and slate surface, it is doubtful that there is ever any snow on the roof,
so the loads are constant and consist only of the dead weight.
6. Many columns have been added in the basement, presumably as part of the 1986
renovation. The floor slab is new, and the repairs all seem solid.
7. Much of the lower level of the round building was rebuilt with wood, possibly in 1986
as well. This also looks solid.
8. There is some dampness noticeable in the basement, and a sump pump was running
intermittently. Brick masonry is porous, and therefore humidity levels will be high
unless controlled. It is possible that there was so much moisture in the air that the floor
above was severely compromised and had to be replaced.
Given the age of the buildings, they appear to be in good shape. Certain areas should be monitored
in the future.
In terms of the building code, these structures are grandfathered unless significant changes are
proposed. Anything that might weaken the them or increase their loading would have to be treated
as new construction, and its capacity analyzed. This can be challenging for concrete structures,
which depend on steel reinforcing for strength. In an existing concrete building, the reinforcing must
be investigated, preferably using non-destructive techniques.
Respectfully,
Ryan Hellwig
Massachusetts Professional Engineer #37300 - STRUCTURAL
enclosures: (8) photographs
Page 2 of 2
Date
4/28/2021
Proposal #
6898
Name / Address
Jones Whitsett Architects
308 Main Street
Greenfield, MA 01301
Work Performed
Roundhouse Building
244 Main Street
Northampton, MA 01060
Fax (413) 737-3002
Total
Phone: 413-773-5551
The above prices, specifications and conditions are
satisfactory and are hereby accepted. You are authorized to
do the work as specified. Payments will be due on completion
unless otherwise outlined above.
_______________________________________________Date:Signature:
Respectfully submitted __________________________________ per Mahan Slate Roofing Co., Inc.
Phone (800) 347-9529
DO NOT SIGN THIS CONTRACT IF THERE ARE ANY BLANK SPACES
John F. Mahan - President
This proposal is subject to revision or withdrawal by Mahan Slate Roofing for any reason until communication of acceptance, and may be revised after
communication of acceptance where an inadvertant error by Mahan Slate Roofing has occurred. This proposal expires Thirty (30) days after the date stated
above, if not earlier accepted or withdrawn.
PO Box 2860 - Springfield, MA 01101
Mahan Slate Roofing Co., Inc.Proposal
All taxes
included.
MA HIC 161091
NY Reg 5385574
Anytime there is roof work performed there is a possibility that there may be dust or small debris falling into the attic
space directly below the work area. If you have an attic space that is exposed to the framing, with items below the work area, you
may wish to move or cover these items.
ADDITIONAL AGREEMENT PROVISIONS ATTACHED.
NOTE:
CT HIC 0628970
NH Reg 678600 www.MahanSlate.com
info@mahanslate.com
Description Total
Inspection Notes:
Roundhouse Building (round area of roof)
The slate roof was looked at from the ground using binoculars. This slate is a purple slate that is probably the original roof.
The slate is shaling, mainly the top layer. I was not able to tell how soft the slate is.
Not knowing when the roof was last repaired or how often it was repaired makes it difficult to determine how many repairs
will actually be needed after the initial repairs are performed. The condition of the nails are unknown.
There are approximately 100 slates that need replacing initially.
The upper wall slates have some that are hanging and loose. Winds can cause these to become more loose. These wall
slates should be face nailed using copper ring shank nails. Within a year the shiny copper will dull down and blend in with
the slates. The upper roof has asphalt shingles, the exact condition is unknown. The left side looks to be concave at the
eave. This may have been built like this or there could be some rotting deck boards.
It is hard to tell how long this slate will last until replacement is needed. It will become obvious that replacement is needed
when there are multiple repairs needed, at multiple times per year. The slate will not change overnight, lasting 20-25 years
should not be a problem.
The slate on the adjacent gable type roof is a newer Vermont slate that needs some slates replaced. Most of these slates
are at the snowguard area. Once these slates are replaced and the slates continue to break, more snowguards will need to
be installed above the existing guards to help stop the guards from being overstressed. Approximately 35 slates need
replacing. One soil pipe flashing flange needs to be replaced with a copper flashing.
$0.00
Historic Roundhouse Building
MEP/FP Systems
-Existing Conditions & Recommendations-
Prepared for:
City of Northampton
210 Main Street
Northampton, MA 10160
Hesnor Engineering
Associates, PLLC
2A River Street
Adams, MA
May 11, 2021
Jones Whitsett Architects
308 Main Street
Greenfield, MA 01301
H ESNOR E NGINEERING A SSOCIATES , PLLC
Northampton Roundhouse Page 1 of 7
FP-P-M Narrative – May 11, 2021
INTRODUCTION
Hesnor Engineering Associates (HEA) was retained by Jones Whitsett Architects (JWA) to conduct visual
observations and prepare an existing conditions study for the mechanical, electrical, plumbing and fire
protection (MEP/FP) systems at the historic Roundhouse Building in Northampton, MA. The purpose of
this study is to provide the City of Northampton with an assessment of the existing MEP/FP systems to
assist in determining if the building is appropriate for its proposed use as a new Resiliency Hub, which
would include building offices, public meeting spaces and a day center for homeless outreach. It is
understood that the City is also contemplating utilizing the 2nd and 3rd floors as a temporary overnight
emergency shelter.
HEA visited the site for the purpose of conducting field reconnaissance. Reconnaissance work was visual
and did not resort to disassembly, testing, start-ups or performance type measurements for purposes of
conclusions and recommendations offered in this Study. Applicable equipment information was culled
from nameplate data.
FIRE PROTECTION
EXISTING CONDITIONS
The building is currently equipped with a limited fire protection system.
The original design intent of the sprinkler system is not clear inasmuch
that sprinkler coverage is somewhat sporadic throughout the building.
The fire protection service is combined with the domestic water service
entrance and is located in the first floor of the Annex. The combined
service is 2-inch with a static pressure of 125 psi. The sprinkler service
equipment is limited to a reduced pressure backflow preventer. Sprinkler
piping consists of black steel piping with upright and pendant type
sprinkler heads.
RECOMMENDATIONS
• In general, Massachusetts General Law M.G.L.c.148, s.26 requires that any existing commercial
building over 7,500 square feet that undergoes major alterations or building addition must be
sprinklered. Alterations are considered major when such work effects 33% or more of the building
Fire Protection Service Entrance
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FP-P-M Narrative – May 11, 2021
area or when total work (excluding sprinkler installation) is equal to 33% or more of the assessed
value of the building. It is our understanding that the proposed scope will likely exceed the
thresholds above, along with the potential use as an emergency shelter, will necessitate the
installation of an automatic sprinkler system.
• A hydrant flow test will be required to determine the adequacy of the municipal water system
with regard to supporting the proposed sprinkler system. Based on the observed static pressure
of 125 psi, it is reasonable to assume that the municipal system will be adequate to support the
proposed sprinkler system.
• A new fire service main will be required. Sprinkler control and service entrance equipment will
include, but not be limited to: reduced pressure zone valve or double-check valve backflow
preventer, flow alarm, valve/tamper supervisory switches, etc., and will be located where the new
water service lateral enters the building.
• The limited amount of existing sprinkler piping and heads should be removed and replaced with
an NFPA 13 compliant system.
PLUMBING
EXISTING CONDITIONS
The existing Plumbing Systems include natural gas, domestic hot and cold water, sanitary waste, soil and
vent. The building is serviced by Municipal Sewer and Water. A 6-inch cast-iron sewer line exits the
building through the basement of the Roundhouse. A 2” combination fire protection/domestic water
service lateral enters the building in the ground floor of the Annex. The domestic water line reduces to 1-
1/2” at the water meter and branches off to serve fixtures in both the Roundhouse and Annex Buildings.
Natural gas is solely used by the furnaces for space heating and is equipped with a single meter located at
the rear of the Roundhouse.
Fixtures, in general, are vitreous china and appear to be in fair condition. The water closets are floor-
mounted tank type. Lavatories are drop-in, china with two handle faucets. Domestic hot water is provided
to fixtures in the Roundhouse by a 20-gallon, 3kW point-of-use electric water heater located in the
basement. Domestic hot water is provided to fixtures in the Annex Building by a 40-gallon, dual element
electric water heater located on the first floor in the main electrical room.
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Northampton Roundhouse Page 3 of 7
FP-P-M Narrative – May 11, 2021
The basement includes floor drains in the concrete slab which are connected to a sump pump located in
a recessed sump pit.
RECOMMENDATIONS
• Plumbing systems, in general, are in good condition and suitable for continued use.
• Incorporating a domestic hot water recirculation system should be considered to limit the amount
of water wasted to drain at remote fixtures.
• Domestic hot water capacity will need to be evaluated with the proposed renovation plans. The
addition of showers, etc., for the emergency shelter use will likely require additional domestic hot
water heating equipment or a replacement of the existing systems.
• Consideration should be given to replacing the existing electric water heater located in the
basement of the Roundhouse with a heat pump type water heater, which has the added benefit
of providing dehumidification and could potentially eliminate the need for the existing, stand-
alone dehumidifier.
• The 2nd floor of the Roundhouse includes a bathroom with a shower. The local water heater that
served this bathroom has been removed. A local water heater will need to be provided or the
bathroom will need to be connected to a central domestic hot water plant.
• It is understood that the City desires an emergency generator. The additional natural gas load will
need to be reviewed with the utility company to confirm that the existing main is sufficiently sized
and/or if a meter replacement will be required.
Restroom Fixtures Annex Building Water Heater Roundhouse Water Heater
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FP-P-M Narrative – May 11, 2021
HVAC
EXISTING CONDITIONS
Heating and cooling are provided by several gas-fired furnaces with direct expansion cooling coils. Three
(3) furnaces are located in the basement of the Roundhouse and serve the basement, ground and first
floors, respectively. The second floor and mezzanine levels are each equipped with a dedicated furnace,
located at the ceiling level. The Annex Building includes a total of three (3) furnaces; each located on the
respective floor level the unit serves. Supply and return air ductwork include both exposed and concealed
ductwork with wall, floor and duct-mounted registers and grilles. Air-cooled condensers, charged with
R410A refrigerant, are located at the rear of the building on grade level, as well as on the roof. The
condensers all appear to be 5-ton units.
A wall-mounted energy recovery ventilator (ERV) located on the mezzanine level of the Roundhouse
provides outdoor air and exhaust for the local furnace. Outdoor air for several of the other furnaces is
provided by wall-mounted louvers in the exterior wall.
Bathroom exhaust for the Annex Building is provided by an inline fan with ductwork terminated through
the roof. Ceiling mounted fans ducted to the outdoors are provided in the bathrooms of the Roundhouse.
The Roundhouse basement is equipped with a stand-alone dehumidifier.
Outdoor Condensing Units Energy Recovery Ventilator
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FP-P-M Narrative – May 11, 2021
RECOMMENDATIONS
• A mechanical contractor should test all furnaces and condensers to confirm functionality. The
units appear to be in fair condition. Ductwork may be modified to suit the proposed layout/floor
plans.
• Based on serial numbers, the furnaces and condensers were manufactured in 2011 and
presumably installed around the same time. The American Society of Refrigeration and Air
Conditioning Engineers (ASHRAE) guidelines include a median equipment life expectancy of 18-
years for furnaces. The City should plan on replacing the furnaces by 2029. Air-cooled condenser
life expectancy is slightly longer with a median of 20-years; however, the condensers would
typically be replaced at the same time as the furnaces.
• Upgrades to the ventilation systems, specifically for improved outdoor air, are recommended.
Each of the existing furnaces would be coupled to an energy recovery ventilator (ERV), similar to
the arrangement of the mezzanine furnace. The ERV’s will pre-condition the outdoor air and
subsequently reduce heating and cooling demand on the furnace(s).
• Expanding on the ventilation recommendation above, outdoor air should be balanced at each
furnace to meet the flow rates required by the International Mechanical Code.
• Depending on the timing of this project, COVID-related HVAC upgrades should also be considered.
These upgrades could include but are not necessarily limited to: improved filter efficiencies (MERV
13 minimum), portable HEPA filtration units, ultraviolet UV-C disinfection lamps, etc.
Exposed Ductwork Furnaces in Basement
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ELECTRICAL
EXISTING CONDITIONS
The building receives power from a 400A, 120/208V, 3-phase, 4-
wire underground service lateral. Each floor in both the Annex
Building and Roundhouse are individually metered; all meters are
located on the ground level of the Annex Building in a narrow room
between the two buildings. Distribution panelboards are all
generally 125-ampere and located on nearly every floor of each
building. The panelboards provide power to convenience
receptacles, lighting and other electrical devices. With the exception of the Annex second floor, HVAC
equipment is powered from dedicated meters for each floor (i.e., prior tenants were responsible for
heating/cooling costs associated with their leased area). HVAC equipment for the Annex second floor is
currently powered from the 225-ampere “house” panel.
Existing lighting fixtures include fluorescent, halogen and incandescent lamps that are either suspended
or surface mounted. Select areas are also equipped with more efficient LED fixtures. Lighting controls
mainly consist of manual on/off toggle switches. Fixtures, overall, are adequate and suitable for continued
use; however, selective upgrades will likely be required to provide continuity among the various lighting
schemes in each area. Emergency lighting and exit signage appear to be in good condition and in
compliance with current codes relative to quantities and locations.
The fire alarm system is a municipally connected, non-
addressable, conventional 8-zone system. Six (6) of the
zones are currently being utilized (Zones 1-3 serve the
basement, first and second floors of the Roundhouse;
Zones 3-6 serve the first, second and third floors of the
Annex Building). The existing fire alarm control panel
(FACP) is located on the ground level of the Annex Building,
adjacent to the main entry. The fire alarm system
communicates with the fire department via a radio master
box installed next to the FACP. The layout and quantity of fire alarm devices appears to meet current NFPA
Existing Electrical Meters
Existing Fire Alarm Control Panel
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72 and Massachusetts State Building Code requirements. The fire alarm system (FAS) devices include
manual pull stations, smoke detectors, as well as audible and visual signaling devices (horns and strobes).
RECOMMENDATIONS
• Existing fluorescent and incandescent lighting should be replaced with LED fixtures. Fixture
upgrades should be selectively performed to make the lighting scheme uniform throughout the
building.
• Occupancy sensors should be provided to meet current energy code requirements and reduce
energy usage in unoccupied spaces.
• With the City planning on occupying the entire building, consideration should be given to
consolidating the electrical service equipment. Tenant sub-meters could be removed and a single
“owner” meter provided. All existing sub-panels throughout the building could remain and be
refed from the owner’s meter.
• Generator: For initial planning purposes, a 100kW, 120/208, 3-phase, natural-gas generator is
recommended to fully back-up the existing 400-ampere electrical service. Multiple automatic
transfer switches may be required to serve the various loads (optional standby, life safety, etc.).
A rough order of magnitude to furnish and install a 100-kW generator is $100,000 based on pricing
from a recent, similar project.
• All existing emergency lighting units and exit signage should be tested to confirm operability.
• While the existing fire alarm control panel (FACP) seems to be in working order, it is likely that an
upgrade will be required with the building potentially being used as a temporary emergency
shelter, even on a limited basis. The primary business group use of the building does not require
a significant amount of alarm or detection devices. However, with the 2nd and 3rd floors possibly
being used as sleeping quarters, smoke alarms, carbon monoxide detectors and voice evacuation
will likely be required by the local fire department and building inspector. The City should plan on
a complete upgrade of the fire alarm system with an NFPA-72 and 780 CMR compliant system.
***