32C-001(1) (2) d�
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sit
To:
The Commonwealth of Massachusetts
Department of Public Safety
Architectural Access Board
One Ashburton Place, Room 131.0
Boston,MA 02108-1618
Richard M Madowitz as co-owner of Thornes Marketplace authorizes
Thomas Douglas Architects to seek all necessary variances for said property.
Thank you,
i
Richard M Madowitz
Hampshire Property Manag ment Group
150 Main Street Suite#310
Northampton,MA 01060
150 Main Street Suite 310
Northampton,
Massachusetts 01060
(413)584 5582 x110
www,thornesmarketplace.com
Thornes Marketplace
150 Main Street, Northampton, MA 01060
PREVIOUS 3 YEARS OF BUILDING PERMITS
Ct5Tr . �}RfES �tJPTir~3K7 ti
1 05/10/2012 $25,000.00 renovate tenant interior
2 05/25/2012 $49,000.00 replacement window
3 08/14/2012 $5,000.00 construct door
4 10/10/2012 $7,000.00 replacement window
5 04/04/2013 $2,200.00 exterior railing
6 04/04/2013 $1,200.00 exterior sign
7 05/24/2013 $30,000.00 remove non bearing walls
8 06/20/2013 $25,000.00 illuminated marquee
9 10/10/2013 $240,000.00 replace freight elevator
10 04/22/2014 $4,000.00 replacement exterior awining
11 05/15/2014 $22,302.00 install paritions and sprinklers
12 07/22/2014 $4,800.00 repair ceiling
13 08/05/2014 $240,000.00 wireless telecommunication atenna
14 08/07/2014 $3,500.00 ductwork
14 07/31/2014 $5,000.00 demo exterior awning
15 09/05/2014 $300,000.00 tenant renovation
16 09/22/2014 $18,250.00 ductwork
17 110/21/20141 1 $35,000.00 1kitchen exhaust system
$1,017,252.00
BUILDING ASSESSMENT $3,854,400.00
30%
30%ASSESSED VALUE $1,156,320.00
make the existing toilet rooms non-accessible. Requesting 3 years to install a
fully compliant ramp in the corridor.
• 30.4 Doors to Single User Toilet. A door may swing into the room if there is a
clear space of 30"x48" beyond the door swing. There is not clear space.
" Requesting 4 years to install a compliant outswing.
• 30.6.1.A Door Size. Accessible toilet stall doors to have 32" clear opening. The
existing door is only 30". Requesting 4 years to install a compliant door.
• 30.8 Grab Bars. Two grab bars are required at each accessible toilet. There are
no existing grab bars. Requesting 4 years to install a compliant grab bars.
L: PUBLIC TOILET
Plumbing alterations are expensive and need to be schedule to have the least impact on
tenants and customers. 4 years is being requested to complete the following:
• 30.1. At least one accessible water closet is required in each public toilet room.
There is not an accessible water closet in the existing public toilet room.
Requesting 4 years to install new accessible stall.
N: PUBLIC TOILET
Plumbing alterations are expensive and need to be schedule to have the least impact on
tenants and customers. 4 years is being requested to complete the following:
• 26.6.3 Door Clearance. Does not meet minimum pull side clearance at a door.
Requesting 4 year time period (2018) to make fully compliant toilet room.
• 30.7.2 Location. Location of front edge of fixture and nearest wall is not 42".
Requesting 4 year time period(2018)to make fully compliant toilet room.
COMPLETED BY 2018:
Thornes Marketplace has numerous projects to complete in a fully occupied building.
Construction scheduling and financial planning are the major concerns for requesting a 4-
year time period to complete major projects.
E: RAMP
• 24.5.1 Location of Handrails. Handrails shall be on both sides of the ramp. The
existing ramp has a handrail on only one side. Requesting 4 years (2018) to
install ramp and handrails.
• 24.5.2 Handrail Height. The height of the handrail shall be between 34"-38"
measured from the surface of the ramp.The existing handrail is 30" above the
ramp in certain locations. Requesting 4 years (2018)to install ramp and handrails.
• 24.5.3 Continuous Surface. The hand can move from end to end without
interruption. The current handrail "steps down." Requesting 4 years (2018)to
install ramp and handrails.
• 24.5.4 Extensions. Extensions are required at top and bottom of ramps. There are
no existing handrail extensions. Requesting 4 years (2018) to install ramp and
handrails.
F: ACCESSIBLE RAMP
The addition of ramp involves possible structural considerations. Also the corridor
location involves multiple retailers and needs to be phased to minimize tenant disruptions.
• 25.1 Accessible Entrance.All public entrances of a tenancy shall be accessible.
The risers make the tenant space at the end of the corridor non-accessible.
Addition of compliant ramp makes tenant space accessible. Requesting 4 years
(2018)to install ramp.
• 27.4.3 Handrail Extensions. Extensions are required at top and bottom of stairs.
There are no existing handrail extensions. Requesting 4 years (2018) to install
ramp.
• 30.2 Location. An accessible toilet shall be on an accessible route. The risers in
the corridor make the public toilet rooms non-accessible. Addition of compliant
ramp makes toilet rooms accessible. Requesting 4 years (2018) to install ramp.
I: PUBLIC TOILET
Plumbing alterations are expensive and need to be schedule to have the least impact on
tenants and customers. 3 years is being requested to complete the following:
• 26.6.3 Door Clearance. Does not meet minimum pull side clearance at a door.
Requesting 4 years (2018)to relocate door.
• 30.1. At least one accessible water closet is required in each public toilet room.
There is not an accessible water closet in the existing public toilet room.
Requesting 4 years (2018) to install fully compliant toilet room.
• 30.2 Location. Accessible toilet room shall be on an accessible route. Risers
by an elevator. A variance is being requested.
• 30.2 Location. An accessible toilet shall be on an accessible route. There are 2
risers located in the existing route to the public toilet room.
P: PUBLIC TOILET
Widening the room by 8" is not possible without moving a wet wall or bearing wall. There
would be significant structural and plumbing alterations hence widening the room is
economically infeasible. Requesting a variance.
• 30.7.2 location. Location of front edge of fixture and nearest wall is not the required
42",but only 34".
COMPLETED IN 2015:
A.1: HANDRAILS
• 27.4.3 Extensions. Extensions are required at top and bottom of stairs. There are
no existing handrail extensions. To be compliant by 04/01/2015.
D: HANDRAILS
• 27.4.1 Handrails. Handrails are required to be continuous. The existing handrails
are not continuous. To be compliant by 04/2015.
• 27.4.3 Extensions. Extensions are required at top and bottom of stairs. There are
no existing handrail extensions. To be compliant by 04/01/2015.
K: HANDRAILS
• 27.4.1 Handrails. Handrails are required to be continuous. The existing handrails
are not continuous. To be compliant by 04/2015.
• 27.4.3 Extensions. Extensions are required at top and bottom of stairs. There are
no existing handrail extensions. To be compliant by 04/2015.
P: PUBLIC TOILET
• 30.7.1 Clear Floor Space. The existing door swing interferes with the required
clear floor space in front of sink and the distance between the door pull and the
sink does not meet the required 12" minimum.To be compliant by 04/01/2015 by
changing door swing.
• 26.6 maneuvering clearance. Does not meet minimum maneuvering clearance at
the pull side of a door.To be compliant by 04/01/2015 by changing door swing.
• 26.6.3 Pull Side Clearance. Does not meet minimum pull side clearance at a door.
To be compliant by 04/01/2015 by changing door swing.
E: RAMP
The exiting ramp is original to the 1860 building,constructed of structural sloped joists.
Modifications to the slope have significant cost and structural consequences and deemed
infeasible. The following variance is being requested:
• 24.2.1 Ramp Slope. The maximum slope of the ramp shall be 8.3%. The existing
ramp is 16.23%.
G: ACCESSIBLE ENTRANCE
The second entrance to the second floor tenant space is a spiral staircase. The addition of
an elevator is financially infeasible.
• 25.1 Accessible Entrance. All public entrances of a tenancy shall be accessible.
R ENTRANCE
The building is located on the property line therefore adding an exterior ramp is not
possible. The minimum required ceiling height needed in the tenant space below the
entrance prohibits the addition of an interior ramp. Also,enlarging the vestibule to meet
requirements would significantly reduce leasable tenant space having a negative financial
impact on both tenant and landlord. A variance is being requested.
• 25.3 Vestibule. There should be 48" between a hinged door and the wall. There
is no space.
• 25.1 Accessible Entrance. All public entrances of a building shall be accessible.
There are 3 risers between the public sidewalk and ground floor.
• 26.5 Door Width. Door width require a 32" minimum width. The existing door is
30" wide.
• 26.6.4 Push Side Clearances. A clear space of 48" x 36" is required on the push
side of a door. The existing door swing interferes with this clear space.
J: VESTIBULE
The exterior doors cannot be relocated towards Main Street without encroaching on the
public sidewalk. Relocating the doors to the interior significantly reduces the tenant
space,which financially impacts the landlord and tenant. The following variance is being
requested:
• 25.3 Vestibule. There should be 48" between a hinged door and the wall. There
is only 23" in the existing vestibule.
K: ACCESSIBLE ENTRANCE
The second entrance to the tenant space is a staircase.There is a public elevator located
approximately 1 10'from the staircase. The addition of an elevator is financially
infeasible. Requesting a variance.
• 25.1 Accessible Entrance. All public entrances of a tenancy shall be accessible.
M: PUBLIC TOILET
There is a 14 elevation difference between the first floor and the floor of the men's
public toilet room. The existing ceiling height is 7'-0" which eliminates the possibility of
raising the floor. There is an accessible toilet on the floor below,which can be accessed
The following variances are requested:
A: HANDRAILS
The existing handrails at the main staircases are original to the 1860 building and have
historical value. The following variances are being requested:
• 4.1 Handrails. Handrails are required to be continuous. The existing handrails are
not.
• 27.4.2 Height.The top of handrail is required to be 34". The existing height is
33".
• 27.4.3 Extensions. Extensions are required at top and bottom of stairs. There are
no extensions.
• 22.4.7 Clearance. A clear space between the handrail and the wall is required to
be 1 1/2". There is no clear space with the existing handrails
B: ELEVATOR
The existing elevator floor indicator is historical. Thornes Marketplace would like to
retain this character-defining feature. The following variances are being requested:
• 28.4 Hall Lanterns. The existing elevator floor indicator does not meet visual
requirements.
• 28.4.1. The hall lantern is not at the required 72" above the lobby floor.
C: RAMP
The existing ramp is poured concrete against a rubble stone foundation wall. The ramp
will be improved by the addition of handrails and a floor leveling compound,which will
reduce the cross slope (but not eliminate it). The length of the ramp is confined by the
existing freight elevator. It is structurally and financially infeasible to excavate;therefore,
the following variances are requested:
• 20.9 Cross Slope. Nowhere shall the cross slope of an accessible route exceed 2%.
The existing concrete ramp has a cross slope of 8.3%. The cross slope can be
reduced to 6.5% by adding leveling compound.
• 24.4.5 Dimensions for Turning. A landing is required when a ramp changes
direction. There are no landings.
D: PUBLIC ENTRANCE
The building is located directly on the property line prohibiting the possibility of exterior
ramps. The interior vestibule space is restricted by existing staircases. The following
variances are being requested:
• 25.1 Accessible Entrance. All public entrances of a building shall be accessible.
• 25.3 Vestibule. There should be 48" between a hinged door and the wall. There
are only 5" and 38" at the edge of the door.
ARCHITECTURAL ACCESS BOARD VARIANCE APPLICATION
SERVICE NOTICE
I, Thomas Douglas, as Architect
?hVR4J1-5 N�A�/2 I�e-��tttce L L C
for the Petitioner t, Inc submit a variance application filed with the
Massachusetts Architectural Access Board on I Z I-t-
20
HEREBY CERTIFY UNDER THE PAINS AND PENALTIES OF PERJURY THAT I SERVED OR
CAUSED TO BE SERVED, A COPY OF THIS VARIANCE APPLICATION ON THE FOLLOWING
PERSON(S) IN THE FOLLOWING MANNER:
NAME AND ADDRESS OF PERSON OR AGENCY METHOD OF SERVICE DATE OF
SERVED SERVICE
Louis Hasbrouck, Office of Building of Hand Deliver
1 Commissioner
212 Main Street, Northampton, MA 01060
Stravos, Jim Kruidenier UPS
2 210 Old Farm Road, Amherst, MA 01002
Patricia Shaughnessy, ADA Coordinator Hand Deliver
3 Northampton Senior Center
67 Conz Street, Northampton, MA 01060
AND CERTIFY UNDER THE PAINS AND PENALTIES OF PERJURY THAT THE ABOVE
STATEMENTS, TO THE BEST OF MY KNOWLEDGE ARE TRUE AND ACCURATE.
Signature: Appellant or Petitioner
On the l .2 . Day of 20 14
PERSONALLY APPEARED BEFORE ME THE ABOVE NAMED
(Type or Print the Name of the Appellant)
°i;`''�s� DEBORAH A.RAINEY
0oJ�® � Notary Public
Commonwealth of Massachusetts
My Commission Expires May 29,2020
N TARY PUBLIC MY COMMj$SION tXPIRES
Page 5 of 5 Rev, 08/12
14. To the best of your knowledge, has a complaint ever been filed on this building relative to accessibility?
yes _X—no
15. State the actual assessed valuation of the BUILDING ONLY, as recorded in the Assessor's Office of the
municipality in which the building is located: $3,854,400.
Is the assessment at 100%?Y
If not, what is the town's current assessment ratio? N/A
16. State the phase of design or construction of the facility as of the date of this application: Design
Development
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 Douglas
Thomas Douglas Architects, Inc.
196 Pleasant Street, Suite 202
Northampton, MA 01060
E-mail: douglas @tdouglasarchitects.com
Telephone: 413.585.0641
18. State the name and address of the building inspector responsible for overseeing this project:
Louis Hasbrouck
Office of the Building Commissioner
Puchalski Municipal Building
212 Main Street
Northampton MA-01060
E-mail: Ihasbrouck(ftorthampton ma.gov
Tel ephone:413.587.1240
Date: 2' 2-
Signature of owner or authorized agent
PLEASE PRINT:
Thomas Douglas
Name
196 Pleasant Street Suite 202
Address
Northampton MA 01060
City/Town State Zip Code
douglas @tdouglasarchitects.com
E-mail
(413) 585-0641
Telephone
Page 3 of 4 Rev, 08/12
5. Check the work performed or to be performed:
_ New Construction _ Addition
X_ Reconstruction/Remodeling/Alteration Change of Use
6. Briefly describe the extent and nature of the work performed or to be performed (use additional sheets if
necessary):
Thornes Marketplace has made several improvements to its tenant and public spaces in the last 3
gars. The work performed is nearing 30% of the full and fair cash value of the building. Thornes
Marketplace is planning to make several areas compliant in the next 4 months see attached
documents). However, many of the areas involve more planning scheduling and financial plannin
and Thornes Marketplace is requesting 3 years to make compliant. Also, as an 1860 historic building,
certain areas of the building are confined by existing conditions and variances are being requested
see attached documents for requested variances.
7. State each section of the Architectural Access Board's Regulations for which a variance is being requested:
7a. Check appropriate regulations:
1996 Regulations 2002 Regulations — X 2006 Regulations
SECTION NUMBER LOCATION OR DESCRIPTION
See attached written list and spreadsheet.
B. Is the building historically significant?_x—yes no. If no,go to number 9.
8a. If yes, check one of the following and indicate date of iisting:
National Historic Landmark
Listed individually on the National Register of Historic Places
X Located in registered historic district
Listed in the State Register of Historic Places
_ Eligible for listing
8b. If you checked any of the above and your variance request is based upon the historical significance of
the building, you must provide a letter of determination from the Massachusetts Historical Commission, 220
Morrissey Boulevard, Boston, MA 02125.
9. For each variance requested, state in detail the reasons why compliance with the Board's regulations is
impracticable (use additional sheets if necessary), including but not limited to: the necessary cost of the work
required to achieve compliance with the regulations (i.e. written cost estimates); and plans justifying the cost
of compliance.
See attached.
10. Has a building permit been applied for? N
Has a building permit been issued? N
10a. If a building permit has been issued, what date was it issued? N/A
10b. If work has been completed, state the date the building permit was issued for said work:WA
11. State the estimated cost of construction as stated on the above building permit:
N/A
11a. If a building permit has not been issued, state the anticipated construction cost:
$177,500. See attached spreadsheet toruric9rlgper project.
12. Have any other building permits been issued within the past 36 months? Y
12a. If yes, state the dates that permits were issued and the estimated cost of construction for each permit:
See attached.
13. Has a certificate of occupancy been issued for the facility" IL
If yes, state the date:
Pace? o;4 Rev, 08/12
The Commonwealth of Massachusetts
Department of Public Safety Docket Number
Architectural Access Board
M (Office Use Only)
One Ashburton Place, Room 1310
Boston Massachusetts 02108-1618
Phone: 617-727-0660
Fax: 617-727-0665
www.mass.gov/dps
APPLICATION FOR VARIANCE
In accordance with M.G.L., c.22, § 13A, I hereby apply for modification of or substitution for the rules and
regulations of the Architectural Access Board as they apply to the building/facility described below on the grounds
that literal compliance with the Board's regulations is impracticable in my case.
PLEASE ENCLOSE:
1) A filing fee of$50.00 (Check/Money Order) made payable to the "Commonwealth of Massachusetts"and all
supporting documentation (e.g. plans in 11"x 17"format, photographs, etc.). In addition, the complete package
(including plans, photographs and the completed "Service Notice") must be submitted to all parties via compact
disc.
2) If you are a tenant seeking variance(s), a letter from the owner of the building authorizing you to apply on his or
her behalf is required.
3) The completed "Service Notice"form provided at the end of this application certifying that a copy of your
complete application has been received by the Local Building Inspector, Local Disability Commission (if
applicable), and Local Independent Living Center for the city/town that the property in question resides in. A list
of the local entities can be found by calling the Architectural Access Board Office or the Local City/Town Clerk.
For a list of the Local Independent Living Centers you can either call the Architectural Access Board Office or
visit the Massachusetts Statewide Independent Living Council website at
http://www.masilc.org/membership/cils.
1. State the name and address of the owner of the building/facility:
Thornes Marketplace, LLC
Attention: Jonathan McGee
Thornes Marketplace, 150 Main Street Suite 310
PO Box 686, Northampton, MA 01061
E-mail:mon @thornesmarketplace.com
Telephone: 413.582.9970 ext. 110
2. State the name and address of the building/facility:
Thornes Marketplace
150 Main Street, Northampton, MA 01061
3. Describe the facility(i.e. number of floors, type of functions, use, etc.):
A four-story brick building located in downtown Northampton The building serves as a retail space with
multiple retailers per floor.
4. Total square footage of the building: 66,000 sq ft Per floor: 16,500 sq ft
a. total square footage of tenant space (if applicable): N/A
Pagel of 4 Rev, 08/12
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Archtects,Inc. 196 Pleasant Street,Nor thampton,M4 01060 ph.413.585.0641
http://www.tJoLiglasarchtects.corn
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LETTER OF TRANSMITTAL
The Commonwealth of Massachusetts
Department of Public Safety DATP: 12/12/14 SOB#:
L Architectural Access Board
ATr NI'ION:
Thorns Marketplace,LLC Variance
One Ashburton Place R13: tP ace>
Room 1310 Application
6 Boston,MA 02108-1618
I
We are sending you: ❑ Attached ❑ Under separate cover via U.S.Mad
❑ Shop drawings ❑ Prints ® Plans ❑ Samples ❑ Copy of Letter
❑ Specifications ❑ Change Order ® Other CD
COPIES DATE NO. DESCRIPTION
1 12/12/14 AAB Variance Application,
These are transmitted as checked below:
® For your use ❑ Approved ❑ Not approved
❑ As requested ❑ Approved as Noted ❑ Resubmit for record
® For review and comment ❑ Revise and resubmit ❑ Other
Remarks: Please find the following enclosed:
-AAB Variance Application
-Written descriptions
-printed floor plans
-Spreadsheet of work
-Spreadsheet of building permits
-better from Owner
-$50 check
-CD of all documents
Louis HasbrouclAe
Copy to: dim Kruidenier Signed: I
Patricia Shaughnessy