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NORTHAMPTON COUNCIL
ON AGING r
240 Main Street •
Northampton, MA 01060 i
586-6950 W. 228 errrvrfa/Hal!
June 7, 1993
Deborah Ryan
Architectural Access Board
Room. 1319
One Ashburton Place
Boston, Ma 02108
Dear Ms. Ryan:
The Northampton Committee on Disabilities wishes to go on record I support of
The Depot Restaurant's request for a variance in order to construct a i tial
mezzanine level in the restaurant's main dining area, without insta g either a lift
or elevator.
The Committee reviewed the plans of the proposed renovation witb harles
Bowles, owner of the Depot at it's meeting on May 25th. . It was the c clusion of
the committee to support the variance request for the following reasc less than
ten percent of the available seating would be contained in the new,ar ; the
remaining restaurant seating is fully accessible as, are all the function eas.
The Committee was also assured that disabled restaurant patrons wo ill d receive
priority for the first level seating should that be necessary on any giv j occasion.
We look forward to the Board's favorable action on this variance re q:: t
Joe Tringali, Chair
Conunittee on Disabilities
cc: Charles Bowles, The Depot Restaurant
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Architectural Access Board
Application for Variance
Union Square Realty Trust
Charles Bowles, Trustee Attachment 5
Letter From Northampton Committee on Disabilities
Following is a letter from the Northampton Committee on
Disabilities to Ms . Deborah Ryan, Executive Director of the
Massachusetts Architectural Access Board, dated June 7, 1993,
in support of this application and request for a variance.
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Architecural Access Board
Application for Variance
Union Square Realty Trust Attachment 4
Charles Bowles, Trustee
Preliminary Architectural Drawings
The following are plans for the proposed construction of the
second floor balcony. No other plans are bieng done, as all
other work is either decoration chances or upgrading existing
conditions such as new carpeting, painting, etc .
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CANTLER ASSOCIATES
Btiddhig Contractors
Charles Bowles
The Depot Restaurant
125 Pleasant St.
Northampton Ma.
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Dear Mr. Bowles ;
Thank you for giving Cantler Associates a chance to discuss
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your upcoming project with you. We are very excited to be part
your plans for the interior renovation of the main dining room
at the Depot Restaurant. We think you will find the quality
of our workmanship is first rate, and we know that we can
complete the project in the time frame you have indicated.
Based on our discussions and the initial drawings you have
shown us we feel that we can complete the interior renovations
for $12 ,000.00. We look forward to meeting with you again
and starting your project as soon as you give us the go ahead.
Thank you again for your time and interest.
Sincerely
A. Stoney Cantler
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50 Williston A%,enue • Easthampton, MA 01027 . 413/527-7528
A
Architectural Access Board
Application for Variance
Union Square Realty Trust Attachment 3
Charles Bowles, Trustee
Written Cost Estimate
'* The following is a cost estimate for the proposed project as
submitted by a local contractor, A. Stoney Cantler of
Cantler Associates in Easthampton, MA.
Architectural Access Board
Application For Variance
Union Square Realty Trust
Charles Bowles, Trustee Attachment 2
Extent and nature of work to be performed
The current use for the building is that of a restaurant,
divided into three different concepts - 1 . ) The Depot
Restaurant; 2 . ) Spaghetti Freddy' s Restaurant; and
3 . ) a banquet area. The intent is to change the Depot
Restaurant concept only into a new concept called
JC Pullman' s . This change will require new menu' s, signage,
substantial decoration changes and, specific to this request
for a variance, the construction of a second floor balcony
within the existing restaurant space.
This second floor .balcony will be constructed on one end of
the existing dining area within the current Depot Restaurant
space. The construction material will be wood and metal
railings with a stairway access only. All other work will be
primary decoration additions and changes to better fit the new
concept, as well as some upgrading of carpeting, refinishing
some tables and booths and certain window treatments .
The construction of the balcony will also allow for the creation
of seven new private booth seating areas on the first floor below
the balcony. This booth seating will help to structurally
support the balcony and will all be fully accessible.
THE DEPOT/NORTHAMPTON, MA
PUBLIC RESTROOMS
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Architectural Access Board
Application for Variance
Union Square Realty Trust
Charles Bowles, Trustee Attachment 1
Photographs
Following are photographs of restaurant facilities located at
125A Pleasant St. in Northampton, MA. which show current use
and demonstrate full access to those facilities by persons
with disabilities .
7. 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
addition sheets if necessary.
Cost of providing vertical access approximates 100% of the total rnct of orn ngpd
aaal ion. SEE-Cover Letter; ATTACHMENTS 2, 3 & 4
Estimated cost of Vertical accpsc ;c• 511 ,nnn- $115,009 dependng--
_lift used. SoLrcps: 8 rkwith and_Cr_eatiue._Li4s.,
S. Has a building permit been applied for? NO If yes, state the date the
permit was actually issued:
9. State the estimated cost of construction as stated on the above building permit.
If a building permit has not been issued, state the anticipated construction cost:
SEE ATTACHMENT 3. Estimated cnn,,trurtion rnct• 12,non nn Estimated cost of
finish work, upgrading carpeting etc.,: $3,OOQ �Q - 5,000 00�
10.,Have any other building permits been issued wit In t e past 4 months? NO
If yes,--estate the dates that permits were issued and the estimated cost of
construction for each permit:
11. Has a certificate of occupancy been issued for the facility? Yes
If yes, state the date: September 1 , 1986
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12. State the actual assessed valuation of the BTT .nIN+ ONLY. AS RECORnEn TN
THE ASSESSOR'S OFFICE of the municipality in which the building is located.
$1,440,000.00 —. Is the assessment at 100%? Yes If not, what is the
town's current assessent ratio?
13. State the phase of design or construction of the facility as of the date of this
application: Initial Design Phase
14. 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: Gi11pn—Cam_ W-Marah Arrhitarts _ William Gi11an
401 Main Street, Amhprct,M,0.1.ON _TEL:( 13_253-2528
15. State the name and address of the building inspector responsible for overseeing
this project: Mr. Frank Sienkewicz, Northamptnn City Hall ,
240 Main Street, Northampton, MA n1nF,n TEL:(413) 586-6g50
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PLEASE NOTE: The Board may, in its discretion, hold a hearing on your application
for variance. The Board may also decide your application without a hearing, based
upon the information you submit. You should therefore include all relevant
information with your application. AT minimum the plans should include site plan,
all floor plans, elevations, sections and details. PhotoQrachs of conditions
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Date: June 10, 1993 I S U of OWNER OR AU ZED AGENT
- PRINT OWNE OR A E:
Union Square Realty Trust; Charles Bowles,Trustee
_ 125A Pleasant Street, Northampton, MA 01060
ADDRESS CITY,TOWN
Oxeczehxe Celle,a •A"..��
William Weldi
- CoVernor Lice•� �lon✓lace • .J/�ium 1.?>/
Deborah A. R%-an
Executive Director
s _ (d6/17) 727-06�6/0
__$50.00 FILING FEE ENCLOSED
APPLTCATION FOR VARIANCE
In accordance with M.G.L., Chapter 22, Section 13A, I hereby apply for modification
k of or substitution for the rules and regulations of the Architectural Access Board
as they apply to the facility described below on the the grounds that literal
compliance with the Board's regulations is impracticable in my case.
1. State the name and address of the owl of the building/facility:
Union Square Realty Trust, Charles Bowles, Trustee
125A Pleasant Street Northampton MA 01060 TEL: (413)586-5366
2. State the name and address or other identification of the building/facility:
The 0arnt Ragtaiwant, 12SA Plaagant St- . Nnrthamntnn, MA 01060
3.Describe the facility: (Number of floors, type of functions, use, etc. )
Single floor divided into three restaurant uses: 1. ) The Depot Restaurant
►
2. ) Spaghetti Freddy's Restaurant and- 3.) The Depot Banquet area. SEE ATTACHMENT 1.
4. Check the work_performed or to be performed: -- -
New Construction V Reconstruction, remodeling, alteration
Addition Change of use
5. Briefly describe the extent and nature of the work performed or to be performed:
(Use additional sheets when necessary) .
Construct new small mezzanine balcony over one end of main dining area in Depot
RP4tatirant with -,tai r acrPgs SPA ATTACHMFNTS 2_34 4
6. State each section of the Rules and Regulations of the Architectural Access Board
for which a variance is being requested:
SECTION NUMBER LOCATION OR DESCRIPTION
17.2 Application rpqtiagtg varianra frnm ranuiramant that all
ragtaiirant flap rg he at a common l-w a2 or connected by {
_._ ramp g Tha prn n-gn act--mezzan=e balcon3c_woul ti ha ahnVe the
main dining area of The Penns Restaurant and accessed
by stairs.
I
DATE INVOICE AMOUNT 53-7127/2118
UNION SQUARE REALTY TRUST r
125A PLEASANT STREET 110 0
NORTHAMPTON, MASSACHUSETTS 01060
PAY-1 `3"' f d'�
DOLLARS
AT TO THE ORDER OF OTHER ROSS AMO CTS.PAYABLE DISCOUNT CHECK AMOUNT
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HERITAGE-NIS BANK FOR SAVINGS
NORTHAMPTON, MASSACHUSETTS
119001100ii' 1: 2118712771: 1171 00135971I'
Deborah A. Ryan
June 10, 1993
Page Four
Please notify me if a hearing will be required concerning
this matter, or if you wish to discuss this material in greater
detail or require more information. I may be reached directly
at ( 617) 933-6399 .
Thank you for your consideration of and attention to this
request.
nc r0e ,
R ert B. Willi�6s
President
R
6
Deborah A. Ryan
June 10, 1993
Page Three
Following our suggestion, the trustees met with the
Northampton Committee on Disabilities to review all of the
information presented above. The Committee has written a
letter to you in support of the request for variance.
In accordance with the application process, we are
pleased to enclose the following items :
1 . The original and three ( 3) copies of the application
for variance.
2 . Attachment 1 - original and three (3) copies of
photographs depicting current use and access to
restaurant facilities at 125A Pleasant Street.
3 . Attachment 2 - original and three (3) copies of Trustee's
statement as to extent and nature of work to be performed.
4 . Attachment 3 - original and three (3) copies of initial
cost estimate for work to be conducted. This estimate
does not include all finish and furnishings costs; the
total estimated cost is under $20, 000 . 00 .
5 . Attachment 4 - original and three (3) copies of
preliminary architectural drawings for the proposed
addition.
6 . Attachment 5 - Four (4) copies of letter dated June 7, 1993
from the Northampton Committee on Disabilities to the
` Architectural Access Board stating the Committee's support
for the Depot Restaurant' s request for this variance.
7 . Floor plan of dining facilities at 125A Pleasant Street.
The proposed addition has been drawn into this floor plan.
8 . A check in the amount of Fifty ( $50. 00) Dollars payable
to the Commonwealth of Massachusetts from Union Square
Realty Trust.
R
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Deborah A. Ryan
June 10, 1993
Page Two
* Site Access is via an accessible sidewalk for
those who are not driving. The parking lot
is level.
* Parking for persons with disabilities is
provided by a number of spaces, properly
outlined and signed, which exceed existing
requirements .
* The Main Entrance is accessible via a ramp
which fully complies with existing standards .
* Interior Spaces are all fully accessible. A
path of travel which is a minimum 36" wide is
maintained at all times. Where sections of the
the restaurant/lounge seating areas change
levels, they are connected by compliant ramps .
' * Rest Room Facilities are fully accessible to
and usable by persons with disabilities.
* All Seating Areas are fully accessible.
The impact of the proposed addition on existing accessible
seating is as follows :
Spaghetti Freddy' s has 85 accessible seating
locations which will be unaffected by the
proposed change.
The Patio has 20 accessible seating locations
which will be unaffected by the proposed change.
Banquet (Private Parties) Area has 225 accessible
seating locations which will be unaffected by the
proposed change.
Depot Main Dining Area has 165 accessible seating
locations . The proposed addition will contain
20 new seating locations which will not be
accessible to all persons with disabilities . Ten
(10) of the present seating locations in the main
dining area will be eliminated due to construction
of the mezzanine area. The main dining area will
continue to offer 155 accessible seating locations,
or 90% of the available seating in that area.
The accessible lounge and waiting areas will be
unaffected by the proposed change.
The ACCESS Group
The ACCESS Group, Inc., Suite 2400, 400 West Cummings Park, Woburn, MA 01801
A
June 10, 1993
Ms . Deborah A. Ryan,
Executive Director,
Architectural Access Board,
Commonwealth of Massachusetts,
One Ashburton Place - Room 1319
Boston, MA 02108
Dear Ms . Ryan,
The ACCESS Group has been retained by Union Square Realty
Trust of Northampton, MA to assist in the preparation and
submission of an Application For Variance to the Architectural
Access Board. Union Square Realty Trust is the owner of the
Depot Restaurant, the Depot Banquet area, and Spaghetti Freddy' s
restaurant, all located at 125A Pleasant Street in Northampton.
' This building is listed in the National Historic Register as well
as the Historic Registers of the Town and the State.
The trustees are in the process of changing the dining
concept presented in the main dining area of the Depot
.Restaurant. To effect this concept change, the addition of
a small mezzanine level balcony is required. This proposed
mezzanine level would contain eight .tables with a total capacity
of twenty seats . The total estimated cost for the mezzanine
addition is under $20, 000 . 00 .
The trustees are aware of the provision in the AAB
regulations which requires that all floors of a restaurant
be at a common level or be connected by ramps . The rise to
the mezzanine level from the first floor is approximately
eleven ( 11 ' ) feet or one hundred and thirty-ore inches ( 131" ) .
Construction of a ramp to connect the two floors is
impracticable. As an alternative, a platform lift could provide
vertical access by persons with disabilities; however, purchase
and installation of a platform lift for this purpose would cost
an estimated $12, 000 . 00 - $15, 000 . 00 which approximates the
total cost of the mezzanine itself. Under these circumstances,
it would be impractical for the trustees to proceed with the
proposed concept change unless a variance to the vertical access
requirement is granted by the AAB.
The trustees have made every effort to ensure that all the
restaurants located at 125A Pleasant Street are fully accessible
to persons with disabilities . To summarize:
(617)933-6399•(617)933-1858 TTY/V• FAX(617)933-2092
APPLICATION FOR VARIANCE
SUBMITTED TO
THE MASSACHUSETTS ARCHITECTURAL ACCESS BOARD
ON BEHALF OF
UNION SQUARE REALTY TRUST
SUBMITTED BY
The ACCESS Group, Inc.
TuE
DEPOT
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Mr. Frank Sienkiewicz, Building Inspector
City of Northampton
Spa�helfii I�edd�s City Fall
Northampton, MA 01060
August 26, 1993
Dear Frank:
Greenhelds As you are aware, we propose to renovate the Depot main dining
s ' room next week to accommodate the new concept to be called J.C.
P Pullman's.
The current seating layout of the main dining room is 168 people.
When renovated, and the stairs and mezzanine are constructed, the J.C.
Pullman seating capacity will be the same as present. There is no gain of
seating due to the stairway and walls that support the mezzanine.
i I look forward to working with you to complete this project.
071•��Je•(0777111071
Sincerely,
i('' ries W. RnEac,1P.
residen
Chew-Chew, Inc.
0[81 CORPORATE HEADQUARTERS
125A Pleasant Street•Northam ton,MA 01060
TELEPHONE 413.586.5366 FAx 413.586.5359
508 356 3465
_—.,--U/23/1993 19:09 508-356-3465 OCMULGEE ASSOCIATES PAGE 01
OCMULGEE ASSOCIATES, INC.
CONSULTING STRUCTURAL. ENGINEERING
263 Hign Street, Ipswich, Massachusetts 019.38
Voice: ;508) 356-7833 FAX: (508) 556-3+65
August 23, 1993
Mr. Dennis J. Gray, AIA
Gillen & Gray Architects
401 Main Street
Amherst, Massachusetts 01002
Reference: Depot Restaurant
OA File No. 9226
Dear Dennis:
I reviewed the framing for the proposed mezzanine and the existing framing for the main floor
of the Depot Restaurant and found that they are adequate to support the applied dead loads plus
the 100 psf live load required by the Massachusetts State Building Code for restaurants, except
for the following:
1. The two long 2x12 joists next the wall at the center of the curve should be
doubled in order to carry the Code loads. See the enclosed marked up plan.
2. The stair stringers, their support posts and the mezzanine guardrails need more
detail before I can review them.
If you have any questions or comments about this report, please call me.
Sincerely,
Ocmulgee Associates, Inc. !°E M
WAYM
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�o.iri7s O%
Wayit C. King, P.E.
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