38A-110 Christopher Heights Basement Access 2015-04-17
Mr. Louis Hasbrouck
Building Commissioner
City of Northampton, Massachusetts
April 17, 2015
Re: The Residences at Christopher Heights, 50 Village Hill Road, Northampton, MA.
Dear Louis,
In the course of issuing the drawings for permitting and construction there were some
last minute changes that were made to the drawings to address construction cost
issues. It recently came my attention that one significant design change was not
reflected in the permit drawings.
The intent of this letter is to assure you that this conflict was an unintentional oversight
on our part, and that the current design is fully code compliant.
The permit drawings indicate an exterior accessible ramp serving the basement level
at the rear of the building. However, the nature of the assisted living facility is such
that all residents and guests enter and exit the facility through the main entry, at the
first floor level. This single point of access to the building and egress from the building
is crucial to maintaining the security of the facility and ensuring the safety of its
residents.
The basement level is in fact considered off limits to the residents. A security code is
required in order to travel to the basement on the elevator, and all stairway doors are
alarmed, to prevent residents from using the stairs.
With the above in mind, the ramp at the rear of the building would never be used by
the residents or guests. The ramp would primarily be used for moving furniture and
supplies into the building.
The decision was made to remove the accessible ramp from the project and satisfy the
accessible means of egress requirements of 780 CMR section 1007 with an exterior
area for assisted rescue. The exterior area for assisted rescue is a fully code
compliant accessible means of egress option per 780 CMR section 1007.7. All
signage and other requirements of section 1007.7 applicable to exterior areas for
assisted rescue will be provided. The exterior area for assisted rescue will be located
more than 10 feet from the building in accordance with 780 CMR section 1007.7.
In place of the accessible ramp, a utility ramp will be constructed. Signage will be
provided indicating that the ramp is intended for loading purposes only. Padlocked
gates are also to be provided, blocking unauthorized access to the ramp.
Figure 1 – Basement Plan (as Indicated on the Permit Set)
Figure 2 – Basement Plan (current)
Revised permit drawings accompany this letter. Please feel free to contact me with
any questions comments, or concerns.
Regards,
Christopher Howe AIA, CBO