32C-001 (70) CHARLES D.BAKER JOHN C.CHAIRMAN
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E.POUTO
Commonwealth of Massachusetts
CHARLES
JAY AM Division of Professional Licensure �
Office of Public Safety and Inspections
Architectural Access Board 7NOMASH0P10NS
o�
1 Ashburton Place, Rm 1310. Boston. Massachusetts. 02108
V:617-727-0660. v .mass.govlaab.Fax:617-727-0665
APPLICATION FOR VARIANCE Docket:
INSTRUCTIONS: (staff Only)
1 Answer all questions on this application to the best of your ability.
Attach whatever documents you feel are necessary to meet the standard of
Impracticability laid out In 521 CMR 4.1. You must show that either:
a. Compliance Is technolooggically Infeasible, or
b. Compliance would resuM In an excessive and unreasonable cost without
any substantial benefit for persons with disabilities.
9) Pin"ensure that attached documents are no larger than 11"x 17". Common
attachments Include:
a. Floor ptsns,
b. SIM pans which Include the location of buildings and the meets and
bounds of the property,
C. Cross-sectional drawings,
d. Color photographs,
e. Teat drawings,
I. Cost estimates,
9party
Copies of the Narratives, Including accommodation plans.
4) S n the plication.
5) M e appl cant Is not the owner of the building or his or her agent, Include a letter
from the ownerranttiing permission for you to apply for variance.
5) oSum r DVD oies of nly, n is app cation
ives will lode n attached documents onto a Compact Disc(CD
7) ProviC�Il copieesD tos of the application and all attached documentation, on both Paper
anda. Local Building Department,
b. Local Commission on Disability Of applicable In the town where the pro)eot
Is located), and
c. The Independent Living Center(ILC)Mryour region.
(The ILC that serves your region can be found at: http:/Avww.masllc.oro.)
8) Provide to the Board:
a. A completed copy of the application and all attached documents,
b. A copy of the CD/DVD,
c. The cornted, signed, and notarized Service Notice(included as Page 5 of
this application).
d. . A check or money order In the amount of SW dollars, made out to the
Commonwealth of Massachusetts.
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/acility
described below on the grounds that literal compliance with the Board's regulations is
impracticable in my case.
1. State the name and address of the owns I of the building/facility:
Thomas lillarkdolim LLC
Attention,Jonathan
lhomr MMtatoisca 150 Mein Street.Sucre 310
F{l COI ari.northematon.W Ill Oel
E-mailJonfifthomesnasilinfolaciecorn
Telephone:413-WAM ext.110
2. Stas the name and address of the building/fadlity:
RMatn amoton.MA 01061
3. Describe the facility(i.e. number of floors,type of functions, use, etc.):
No=brick building located In downtown Northamoton. The building serve as a retail ARM with
uniplif flML
4. Total square footage of the building:88.000 b n Per floor: 1e.sso sq n
a.total square footage of tenant space (if applicable),.MA
5. Check the work performed or to be performed:
New Construction Addition
x_ Reconstruction/Remodeling/Akeration _ Change of Use
6. Briefly describe the extent and nature of the work performed or to be performed (use
additional sheets If necessary):
Thomee Mukatolera su6mllted a verisnra ngueat In 21114 for numerous arc at the buildkrg.We era
■Mi10t illg an' . ' - - ■IIaYr wlrlenOl remlee[for an
arae of oamolamos um
that ww promised n 3014 but found to ba unr"HaIc onos da slWf analwis
1MN-wmRMIMI.
7. Are you seeking temporary relief? Yes_ No_xx
a. If temporary relief if sought,what is the proposed deadline?
8. State each section of the Architectural Access Board's Regulations for which a variance is
=on 3r, plumlist�thers te the pecMcBoard will NOT Items triggered consider
ynSecttion 3 where relief slief trom
be ng
sought):
SECTION NUMBER LOCATION OR DESCRIPTION
We request the following vmknces for an existing ramp:
TQA CROSS SLOPE Lown Lavd L1 ramo
2421 RAMP SLOPE Lows=L11 =
24A3 dMENSIONS FOR TURNING Lower Level L1 remo
If requesting relief to 5 or more sections, use the Large Variance Tally Sheet available on the
Forms and Applications"page of the Board's website (httpLlAvww.mass.gov/aab)
Page 2 of 5 Rev,3/18
9. Is the building historically significant?—xx--les _no. B no, go to number 10.
9a. If yes, check one of the following and indicate date of listing:
National Historic Landmark
Listed individually on the National Register of Historic Places
xx Located in registered historic district
Listed in the State Register of Historic Places
Eligible for listing
9b. If you checked any of the above gad 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.
10. For each variance requested, state in detail the reasons why compliance with the Board's
regulations is impracticable (use additional sheets Hnecessary), 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.
lissom.
11. Which section of the Board's Jurisdiction (see Secrlon s of the Boards Regulatlons)has been
triggered?
3. 3.3.1 a_3.3.1 b 3.3.2_nk_3.4_Other (List Section)
12. List aQ building permits that have been applied for within the past 36 months, include the
issue date and the listed value of the work performed:
PWMR1 DaM of Issuance Value of Work
_see attached
(Use additional sheets H necessary.)
13. List the anticipatedkpnstruction cost for any work not yet permitted:
14. Has a certificate of occupancy been issued for the facility? Yes_ok_ No_
If yes, state the date it was issued:
15. To the best of your knowledge, has a complaint ever been filed on this building relative to
accessibility?Yes_ No_joc_
a. If so, list the AAB docket number of the complaint
16. For existing buildings, 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:
Is the assessment at 100%? vas
If not, what is the town's current assessment ratio?
17. State the phase of design or construction of the facility as of the date of this application:
The building Is c=upled.The work propoaad will oocur during working hour
Page 3 of 5 Rev,3/16
18. 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:
aArchftectL Inc.
Thomr DoaoW
M PIMMOaA ain•i,aaiie:rte.
Nomwnn
E-meil
Telephone:
19. State the name and address of the building inspector responsible for overseeing this
P
� JdhtEWI�mJWouac
212JYlo Stmt
HatlhomRtno J1A 914H4
E-mail:lhasbrouck®northamotonmaAov
Telephone•
Date:July 8, 2017
Signature, of owner or authorized agent (required)
�W vY
PLEASE PRINT:
Thoma Douolu
Name
Addresslea P mnit Street.Subs 202
Nonhemmon.NA 010fi0
E mail
e1
Page 4 of 5 Rev,3/18
SERVICE NOTICE
I, Thomas Douglas, as architect for the Petitioner Thomas Market LLC submit a
variance appCication filed with the Massachusetts Architectural Access Board on 8/28/18.
(dW vYIYKR 61d KSM
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 ADDRESSSERVPERSON OR AGENCY METHOD OF SERVICE CE DATESERVOF
Louis Hasbrouck, ice of Building of HandDeliver 6/28/18--
1 Commissioner
212 Main Street, Northampton, MA 01060
Stravos
USPS -912wTff--
2210 Old arm Road, Amherst, MA 01002
Patricia Shaughnessy,ADA Coordinator Nana Uenver 6/28/18
3 Northampton Senior Center
67 nz Street, Northampton, MA UIU(JU
AND CERTIFY UNDER THE PAINS AND PENALTIES OF PERJURY THAT THE ABOVE
STA��NTS TO THHE1 BEST OF MY KNOWLEDGE ARE TRUE AND ACCURATE.
SigSlg f�A�ppel n/t or Petitioner
On thepay of 20
PERSONALLY APPEARED BEFORE ME THE ABOVE N MED
IHOP�RS � C� OVt'nL(�S
(Type or Print the Name of the Appellant)
NOTAR t �= IV". tl s -; MY COMMISSION EXPIRES
e .=4 �
t N
0 o1
% �•'••qRv PUB•'•
'w,tiS�C USES.•=
Page 5 of 5 Rev,3/18
June 27, 2018
To: Massachusetts Architectural Access Board
RE: Thornes Marketplace LLC
150 Main Street, Suite 310
PO Box 686,Northampton, MA 01061
E-maii-.jon@thomesmarketplace.com
Telephone: 413.582.9970 ext. 110
Architect for this submission to the:
Thomas Douglas Architects
196 Pleasant Street
Northampton, MA 01060
413-585-0641
douelasAtdoualasarchitects.com
2018-NEW REQUEST
Level L2—This is the lowest level of the building. There is a public entry at this level
from a city parking lot. The existing elevator is accessed via a long hall that ends in an
existing non-compliant(too steep) floor ramp up to the elevator entry. The elevator
accesses all public levels of this building.
This is not the only public entry to the building from the city parking lot. There is another
public entry on the first floor from the city parking garage into the first -floor area.
A VARIANCE is requested for the existing ramped floor at the entry to the elevator on
this level.
In our 2014 variance request, we originally thought we could extend the ramp leading to
the elevator in this area and create a new floor with a lower slope and have a compliant
ramp. However, upon detailed investigations and consultation with the Thornes staff, we
found that if we extended the ramp to make a lower slope, a dangerous condition would
be created at the mechanical room door and steps. The ramp would pass in front of the
mechanical room door and be a sloping stepped entry to this already steep stair. The
existing stair inside the mechanical room cannot be moved because of the boiler room
location and multiple mechanical systems.
Originally the architect felt this would not be a problem, however the owner
realized that there is constant foot traffic to this mechanical and storage area
by the building staff. The trade-off for making a more accessible entry to the elevator
was the creation of a dangerous condition for the staff. This was not an acceptable risk
for the owner.
We came to the conclusion that the benefits for improved accessibility were outweighed
by the sacrifices to employee safety. Therefore,we would like to amend our 2014
promised work for this area and ask that we be allowed to keep the non-compliant
existing conditions in place. We request a variance for this existing non-compliance
sloped floor.
With this variance request, we propose to make a number of small upgrades to this area,
making access to the elevator a little easier.
Upgrades:
1. Installation of a continuous handrail on one side of the ramp. (the inside and
shortest path to the elevator)
Since the path to the elevator on the outside wall passes across an existing door and the
cross slope is so great here, we felt there is almost no advantage to locating a handrail on
that wall.
2. Installation of a more extensive walk off mat that covers the smooth surface of the
existing concrete floor.
We realize this is not a perfect solution, but we hope the compromise is acceptable.
July3,2018
Thornes Market
150 Main Street,Northampton,MA
Building permltswithin the previous 36 months
BUILDING ELECTRICAL GAS
BP20160158 08/18/2015 $ 85,000.00 EP201500 08/06/2015 $ 80.00 GP201602 11/20/2015 $ 120.00
BP20160284 09/10/2015 $ 30,150.00 EP201601 08/19/2015 $ 510.21 GP201604 04/08/2016 $ 150.00
BP20150467 10/19/2015 $ 58,500.00 EP201602 10/09/2015 $ 80.00 GP201604 04/25/2016 $ 180.00
BP20150792 12/16/2015 $ 10,000.00 EP201602 10/19/2015 $ 155.00 GP201605 05/23/2016 $ 120.00
BP20150929 02/01/2016 $ 110,000.00 EP201602 10/23/2015 $ 50.00 GP201701 10/23/2016 $ 120.00
BP20160936 01/29/2016 $ 85,000.00 EP201606 03/07/2016 $ 75.00 GP201803 02/12/2018 $ 120.00
BP20161118 03/25/2016 $ 38,820.00 EP201509 06/29/2016 $ 130.00 PLUMBING
BP20170146 08/02/2016 $ 51,286.00 EP201609 06/29/2016 $ 60.00 PP201600 01/20/2015 $ 180.00
BP20170728 11/30/2016 $ 5,215.00 EP201701 08/17/2016 $ 117.00 PP201601 10/29/2015 $ 120.00
BP20170864 01/25/20171 $ 62,500.00 EP201701 08/30/2016 $ 250.00 PP201603 02/16/2016 $ 190.00
BP20170993 03/16/20171 $ 70,000.00 EP201703 10/12/2016 $ 35.00 PP201604 04/25/2016 $ 300.00
BP20171368 05/26/20171 $ 25,000.00 EP201703 10/14/2016 $ 80.00 PP201604 05/23/2016 $ 50.00
BP20180084 07/28/20171 $ 34,000.00 EP201703 10/14/2016 $ 81.00 PP201701 10/23/2016 $ 150.00
BP20180796 02/20/2018 $ 110,000.00 EP201705 01/10/2017 $ 75.00 PP201701 11/12/2016 $ 150.00
BP20180965 04/04/2018 $ 25,350.00 EP201706 01/30/2017 $ 75.00 PP201703 02/22/2017 $ 100.00
EP201708 03/28/2017 $ 75.00 PP201704 04/28/2017 $ 190.00
EP201710 06/07/2017 $ 75.00 PP201704 05/09/2017 $ 100.00
EP201801 09/06/2017 $ 128.00 PP201803 02/12/2018 $ 100.00
EP201807 04/12/2018 $ 75.00 SHEETMETAL
SM20160 10/15/2015 $ 120.00
SM20160 05/09/2016 $ 50.00
Totals $ 800,821.00 $2,206.21 $2,610.00
Grand Total Permits $ 805,637.21
Valuation of Building $3,900,000
%ofpermltstovalue 20.66%
THORNES
July 9,2018
Commonwealth of Massachusetts
Office of Public Safety and Inspections
Architectural Access Board
1 Ashburton Place
Boston MA
The owners of Thornes Market, 150 Main Street, Northampton Ma
authorize Thomas Douglas Architects of Northampton, MA to submit
a July 2018 variance request for Thornes Market.
Sincerely, Rich Madowitz
'MO4Y�S UO VEOIt
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NOTE: L 1
2018-THE STATUS OF ALL WORK REQESTED IN 2014 IS
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2018-NEW REQIEST-VARIANCE REQUF$[EO RO0.THTS RWY,
wa ere unllul m moxa SduEWgl wnan m mY THE PHOTOS SHOWN ARE OF THE ORIGINAL CONDITIONS
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WE DO NOT SHOW PHOTOS OF THE ALTERATIONS MADE
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RAYY
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NOTE:
2018-THE STATUS OF ALL WORK REQESTED IN 2014 IS
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THE PHOTOS SHOWN ARE OF THE ORIGINAL CONDITIONS
WE DO NOT SHOW PHOTOS OF THE ALTERATIONS MADE
Y TO ACHENE COMPLIANCE WITH 521CMR.
r
R r LOWER LEVEL
FR-COR RAN
0 10 20 90 40 FT °
YRI•NRXG NbIlGYfA•rWG(Gpq A-1 00L2
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0
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VARIANCE RKENED
NO CHNPGES REQUIRED HALL
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N VARVUVCE RKENED TO NEEP TIIS BATHROOM Wl 1 SI1:P(FADING TO RATIROOM-AFTER RITHER MW R WAS DETERMINED THAT
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MN NLe NMrelklMelM epN) WE COULD CREATE A MHIP TO THIS MTHROOM. ursA:n
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NOTE NOTE: ..,
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vARtAxcE VECEIVED
NO CHRNGES REQUBIED Mµ
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N
THE PHOTOS SHOWN ARE OF THE ORIGINAL CONDITIONS SECOND BOOR
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THEM FLOOR
THE PHOTOS SHOWN ARE OF THE ORIGINAL CONDITIONS PLAN
WE DO NOT SHOW PHOTOS OF THE ALTERATIONS MADE
0 10 20 00 40 FT TO ACHENE COMPLIANCE WITH S2ICMR.
A-103
SCALE : 1/8' . 11.01 6 / 4 / 18
TENANT SPACE
PUBLIC \ -
CORRIDOR
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STORAGE
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LOWER
« LEVEL
0 2 4 BFT L 1
r
SO6 / 4 / 18
LE:21/• . 1'-$' 6 / 4 / 18
TENANT SPACE RAMP
THE EXISTING POURED CONCRETE RAMP IS TOO STEEP AND �••
HAS A CROSS SLOPE, THE FOLLOWING VARIANCES ARE
P U B L I C REQUESTED: '
CORRIDOR 23.3 CROSS SLOPE -- '
NOWHERE SHALL THE CROSS SLOPE OF AN ACCESSIBLE
ROUTE EXCEED 2%. THE EXISTING CONCRETE RAMP HAS A
CROSS SLOPE OF 3.3%.
NO CHANGES TO EXISTING
STAIR 24.2.1 RAMP SLOPE
THE MAXIMUM SLOPE OF THE RAMP SHALL BE 6.3%. THE
EXISTING RAMP IS ,1. 19%.
24.4.5 DIMENSIONS FOR TURNING
A LANDING IS REQUIRED WHEN A RAMP CHANGES DIRECTION.
THERE IS NO LANDING.
24-5-1 LOCATION OF HANDRAILS
QG DO N HANDRAILS SHALL BE ON BOTH SIDES OF THE RAMP. THERE
EXI TI G ARE NO EXISTING HANDRAILS. NEW HANDRAILS SHALL BE
-22.75 -22.75 ST IR INSTALLED.
STORAGE
MECH
LOPE = 0 o ROOM M-�
y MMES
II�RIlETVLi1C[
".25
1®Wln Bm.l
51-is
11.25'
9
NEW anmr
HANDRAILS
_ NO PROPOSED CHANGES TO
PUB 3 -=-•w EXISTING FLOOR SLOPES
ELE OR p
9.56%s CONTINUOUS CARPET ON
EXISTING SLOPED FLOOR
cao PROPOSED �. —
SLOP VARIANCE
STORAGE
REQUEST
LOWER LEVEL
LOWER FLOOR PLAN
0 2 4 BFT I
SCALE: 3n• . r.0- ` 6 / 4 / 18
STORAGE
— Amman.
SIX P
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SPACE ELECTRICA
STORAGEMAE
0 PLAN AND KEY TO PHOTOS
STORAGE
MECHANICAL A
A,C,G E RM
MECX EXISTING ODOR
S STEP GOWN
RM
O
RAMPe
B4O
2o18-NEW REQUE17-VMINICE REQUEStED MR THIS R=R MEA
AT THE ELEVATOR ENTRY.
v B
I �A
THORNER
MARKETPLAce
IN Mein Bran
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saw=
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201 NMRMO6T-V0JUNCEREQUE5TEDF0RMIS FLOOR.
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amr end mm. ///❑��� a
Pmomee upamdes to Induce ne.xenEralls on xcl sacs a ramp. PROPOSED
VARIANCE " a
1; REQUEST
_ I ....,.,.ax,m°. (OWER LEVEL
1 LOWER F=R ruX
E F G L 1A-10OL1
1 614118
I
Arc nu.a, '
RA
\� TENANT SPACE
THE�XIeSTINO RAMP IS POURED CONCRETE AT
P B L C THE BASE OF A RUBBLE STONE FOUNDATION
4'-5• - WALL. THE RAMP WILL BE IMPROVED BY THE
CORRIDOR ADDITION OF HANDRAILS AND A FLOOR
E = LEVELING COMPOUND, WHICH WILL REDUCE
SLpP
OP THE CROSS SLOPE (BUT NOT ELIMINATE IT(.
THE LENGTH OF THE RAMP IS CONFINED BY
22.75 EXISTING FREIGHT ELEVATOR. IT IS
�• STRUCTURALLY AND FINANCIALLY INFEASIBLE
TO EXCAVATE; THEREFORE THE FOLLOWING
elo ��• VARIANCES ARE REQUESTED:
� A
20.1 CROSS SLOPE
NEW NOWHERE SHALL THE CROSS SLOPE OF AN
HANDRAIL ACCESSIBLE ROUTE EXCEED 2%. THE
OVER EXISTING CONCRETE RAMP HAS A CROSS
DOOR SLOPE OF 8.3%. THE CROSS SLOPE CAN BE
DI ELIMINATED BY ADDING LEVELING
FREIGHT COMPOUND. REQUESTING 4 YEARS TO MAKE
ELEVATOR !9.22.75 COMPLIANT. ,+
STORAGE 24.2.1 RAMP SLOPE
THE MAXIMUM SLOPE OF THE RAMP SHALL BE
M E C H EXISTING
REQU STING 4 YP
EARS TO MAKE COMPLIANT.
ROOM
24.4.5 DIMENSIONS FOR TURNING m ES
A LANDING IS REQUIRED WHEN A RAMP MRKEf CE
Al CHANGES DIRECTION. THERE IS NO LANDING. 10�
24.5.1 LOCATION OF HANDRAILS
HANDRAILS SHALL BE ON BOTH SIDES OF THE
RAMP. THERE ARE NOT EXISTING HANDRAILS.
REQUESTING 4 YEARS TO MAKE COMPLIANT
9 -4.25'
oHANDRAILS
. NEW Sam=
POUR CONCRETE
PUBLIC TO LEVEL CROSS
SLOPE
ELEVATOR S -4
STORAGE
LEVEL
,�_ LANDINo WORK ORIGINALLY
Ecin-4.25 PROPOSED IN 2014
LOWER LEVEL
LOWER 0.O0RP�
LEVEL
0 2 / , FT L 1
4 / 18
SCALE: 314' . V-0-
i - -