Austin Court Condominium
12 Inman Street
Cambridge, Massachusetts
Study of:
Elevator Conditions and Requirements
Prepared For:
GO Management
2534 Massachusetts Avenue
Cambridge, MA 02140
Prepared by:
SYSKA HENNESSY GROUP, INC.
Vertical Transport Systems
One Broadway
Cambridge, Massachusetts 02142
617-577-9900
Project No. FIF-10-000
January 31, 2007
January 31, 2007 Page 2
CONTENTS
I. INTRODUCTION
II. CODES, LAWS AND REGULATIONS
III. EXECUTIVE SUMMARY AND MAJOR RECOMMENDATIONS
IV. MAJOR EXISTING INSTALLATION CHARACTERISTICS
V. OBSERVATIONS, COMMENTS AND RECOMMENDATIONS
VI. FORECAST OF PROBABLE COST AND APPROXIMATE SCHEDULE
VII. SURVEY NOTES
VIII. APPENDIX A – ADA Accessibility
January 31, 2007 Page 3
I. INTRODUCTION
This report encompasses a field observation of January 24, 2007, at Austin Court Condominium,12 Inman Street, Cambridge, Massachusetts.
The purpose of this study is to:
1. Evaluate the condition of the existing elevators by on-site field observations.
2. Document our observations.
3. Indicate any safety and handicap code violations or deficiencies.
4. Provide recommendations for upgrading or repair the elevator equipment to best serve the immediate and future building needs and to meet new regulations. Accessibility will also be evaluated for conformance with ADA standards. These recommendations will include safety, efficient and improved service and compliance to current safety/handicap codes.
5. Provide probable renovation costs and approximate schedule of elevator renovations.
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II. CODES, LAWS AND REGULATIONS
Codes, laws and regulations applying to this study are as follows:
a. MGL (Massachusetts General Laws) Chapter 143, sections 62 through 71G.
b. 524 CMR (Commonwealth of Massachusetts Elevator Board Regulations) latest edition.
c. 521 CMR (Commonwealth of Massachusetts Elevator Board Regulations) latest edition.
d. American National Standard Institute ASME A17.17.1 Latest Edition, Safety Code for Elevators and Escalators) with Massachusetts Modifications as found in 524 CMR Section 35.00. (Latest edition)
e. American National Standard Institute ASME A17.1a-1997, ASME A17.1b-1998, ASME A17.1c-1999 and ASME A17.1a-2000, all Addenda to ASME A17.1-1996.
f. American National Standard Institute ASAME A17.l-2000 and ASME A17.1a-2002, Addenda to A17.1-2000.
g. American National Standard Institute ASME A17.2, Inspector’s Manual for Elevators and Escalators.
h. America with Disabilities Act Accessibility Guidelines (AADAG).
i. 527 CMR 12.00 (Massachusetts State Electrical Code) promulgated by the Board of Fire Prevention Regulations.
j. NFPA 70 (National Electrical Code) Latest Edition.
Note: In every case the more stringent will apply.
January 31, 2007 Page 5
III. EXECUTIVE SUMMARY AND MAJOR RECOMMENDATIONS
Austin Court Condominium, located at 12 Inman Street, Cambridge, Massachusetts, is an eight (8) story, thirty condominium building, serviced by one overhead traction passenger elevator. This elevator was installed when the building was erected in the early part of 1967. The machine room is located in a penthouse accessible from the rooftop. The elevator travels at a rated speed of 75 feet per minute (FPM) and has a rated capacity of 1800 pounds. The original equipment was installed by B & A Elevator who utilized Armor Elevator geared machines and relay logic controls. Both B & A and Armor Elevator Companies became defunct at the end of 1960.
Approximately 1997, based on code mandate, a fire service control upgrade overlay panel was installed on the elevator utilizing a Traction Elevator Company (TEC) retrofit. At that same time a fire service panel was installed in the elevator complete with a three position, “off”, “hold”, “on” key switch, fire hat jewel and call cancel button to bring the elevator up to the governing code in effect at that point in time.
The elevator control is an obsolete two-speed alternating current system which causes the elevators to start and run at constant full speed or change to a leveling speed within each landing zone. Since the two-speed motor controls all starts and changes in speed, and stopping is accomplished by a direct and constant application of the brake, the ride of the elevator is very abrupt without any smooth acceleration or deceleration. Since the brake must be adjusted for an average load, stopping at floor level cannot be safely accurate under all loading conditions and any overloading or uneven loading of the elevator could potentially result in elevator failure.
The survey of the machine room and shaft and a review of the operation of the elevator reveals that the machine and control equipment have considerable wear, are completely obsolete and are at the end of their useful life. All equipment, except for the door operator, are original components. It is to be mentioned that typical efficient life span for a geared machine is twenty five to thirty years. This time table is based on not only the design and durability of the equipment but also the efforts and diligence in continual and long term maintenance tasking. Comparable to a “classic” automobile, even with major upkeep and systematic replacement, there comes a time when complete overhaul (modernization) is required in order to insure the safest transportation. This elevator has currently been in operation for almost 40 years and would be considered as “running on borrowed time.”
The door operator on this elevator has been replaced. However, all linkages, clutch, interlocks as well as all other integral door components remain as originally installed. These older door components are failing and should also be replaced. The elevator doors, both car and landing, are also worn. Up until the mid 1970s some elevator doors contained an asbestos lining. Based on that possibility as well as the labor involved in re-drilling and refortifying elevator doors to retrofit to new components, it is economically more feasible to fully replace all doors.
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When age is involved, the time element in attempting to refurbish any of the original components as well as the work involved could not guarantee long term, optimum performance from these units. Complete replacement of all of these components is strongly recommended. This will insure that the elevator will meet all current codes and regulations while providing maximum safe operation and dependability.
1. Machine Room: General
a. Machine Room – By Elevator Contractor
1) New mainline disconnect.
2) New single phase disconnect for elevator lights and fan.
3) GFCI receptacles.
4) New machine room lighting and light switch.
5) Machine room ventilation to be replaced to a current thermostatically controlled design.
a) Ventilation to be tied into fire recall.
6) Additional zone required for smoke detector for fire service recall Zone(s) to include provision for flashing alarm symbol in elevator car.
7) The machine room areas must be 100% fire resistive and no non-elevator storage permitted.
8) Fire rated cabinets for proper storage of parts, rags and liquids.
9) Wiring diagrams, technical manuals, etc., are to be in a fire rated cabinet.
10) Code compliant machine room door signage required.
b. Machine Room – By Owner
1) Evidence of water damage/roof leak from machine room roof. Correction required.
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a) Any entry to the elevator machine room or work conducted in the machine room is to be accompanied by a MA licensed elevator technician.
2) Dedicated telephone line and phone jack to control panel in Machine Room.
2. Machine and Motor: Summary and Recommendations
a. The original forty year old Armor geared machine shows wear and has worn sheaves. The machine leaks and without extensive repair work, cannot be anticipated to give a reasonably longer life.
b. The motor commutator shows wear.
c. The ropes are wearing. Further, due to the wearing on the driver due to use and age, these ropes are not equally tensioned.
d. The cost in refurbishing the machine (which would not guarantee long term longevity) is comparable to the installation of a new machine.
e. A new hoist machine is recommended along with a new factory mounted AC motor and deflector sheave as well as new ropes.
3. Control: Summary and Recommendations.
a. The original 1967 controller is relay logic. It is obsolete and does not meet current standards for elevator safety, efficiency and control. This controller is a candidate for replacement to a state-of-the-art solid state control complete with all safety standards.
b. All Current fire service recall functions will be incorporated directly in the controller.
4. Selector: Summary and Recommendations
a. The present selector and leveling system is also original to the installation and has worn components. It is recommended that a complete new landing control which is compatible with the new microprocessor be installed.
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5. Drive: Summary and Recommendations
a. The existing AC resistance control will be upgraded to a modern VVVF drive.
6. Governor: Summary and Recommendations
a. The governor and tension sheaves are original equipment and are worn.
b. It is recommended that this governor, governor tension sheave and governor rope be replaced.
7. Hoistway: Summary and Recommendations
a. The door operator is new and can be retained.
b. The entire door operating system mechanisms, hangers, track, closures, releasing carriers, gibs and interlocks, as a whole show wear indicating a limited useful life and also should be completely replaced.
c. Once the door equipment is replaced, new door panels should be installed.
d. Hoistway door safety retainers, top and bottom, will be installed in accordance with code.
e. Top of car operating station should be replaced in conjunction with the new controller and current safety code.
f. Original design hoistway switches should be replaced.
g. The roller guide assemblies should be completely replaced and upgraded to a heavy duty design to provide a smoother ride.
h. Car sling and platform will be refurbished. Car safety mechanism will be replaced.
i. Retain guide rails, car and counterweight. Realign, file smooth where necessary and tighten all fishplates and brackets.
8. Pit: Summary and Recommendations
a. Replace pit light and light guard. Pit should have a GFI receptacle.
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b. Pit stop switch should be replaced with a NEMA rated switch. (Existing is affected by rust).
c. Refurbish spring buffers, car and counterweight.
d. Retain counterweight and balance as required.
e. Replace all hoistway limit switches.
1) The original switches, due to climate conditions, are rusted and should be replaced with NEMA rated, watertight switches.
9. Cab: Summary and Recommendations
a. Car door panel should be replaced. All new car door hanger, track, contacts and
new clutch should be installed.
b. New vandal resistant car operating panels and fixtures meeting ADA regulations should be installed. None of the stations are tamper resistant and it is recommended that vandal resistant fixtures without plastic buttons be installed.
c. Fro aesthetic, practicality and capital improvement purposes, we recommend a new cab in a design compatible with the usage as well as vandal resistant lights, ceiling, fan and fixtures.
d. Installation of 3-Dimensional infra-red electronic screen on car door.
10. Hall: Summary and Recommendations
a. New flush-mounted vandal resistant hall buttons should be installed on all floors meeting full ADA regulations. Fixtures will contain engraved code regulated fire signage. Braille and numeral floor designations required on each jamb at each landing.
b. Access switches should be upgraded. New top and bottom access switches should be installed on the elevator.
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c. It is recommended that the hoistway door panels, hangers and tracks be replaced. These new door panels will be pre-drilled and reinforced. Finish will be stainless steel. (Note: B Level Door is compromised by rust)
d. The door frames are scratched and it is recommended as an option that the existing frames be wrapped in brushed stainless steel.
1) The bottom, B Level, frames are affected and marred by climate conditions. It is strongly recommended, to prevent further deterioration, that these frames be rewrapped in stainless steel for protection.
11. Other Recommended Work:
a. Install new car top operating station.
b. Install complete new wiring, machine room, hoistway and cab.
c. Install new traveling cables.
d. Installation of car top safety railing.
e. Complete clean down of hoistway at completion of work.
12. ADA Requirement: Summary and Recommendations
a. Elevators are the primary way many people with disabilities move between floors in a building. This elevator with an 1800 pound capacity has limited maneuvering space within the cab for a wheelchair. However, the cab does meet the minimal MA standards for existing installations.
b. The elevator car and hall stations are not in conformance to ADA code. All of the fixtures for all elevators should be upgraded to 100% ADA compliant in a vandal resistant design without plastic buttons.
13. Fire Emergency Requirements: Summary and Recommendations
a. With the installation of the new controller, current code mandated fire service will be incorporated directly within the control system and not as a separate control panel.
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14. Summary
The elevator based on age and usage, should be upgraded with a new state-of-the-art, nonproprietary microprocessor. The forty year equipment has limited life expectancy and along with the controller replacement, all other major components should also be upgraded. For peak, long-term performance, it is recommended that the original geared machine be replaced in its entirety and a new Variable Voltage Variable Frequency Drive installed.
The new door operator will be retained and reinstalled and new pre-drilled, reinforced car and hoistway door panels will be installed along with a new clutch and all new door operating mechanisms as well as car and hoistway hanger and track.
Car sling and platform can be retained. However, a new car safety is recommended.
All plastic button fixtures will be removed. New ADA, vandal resistant car and hall fixtures will be installed. A new cab will be installed.
New roller guide assemblies, new car, hoistway and machine room wiring, new traveling cable will be installed along with a new current code, car top operating station.
Electrical work that should be performed includes machine room disconnect switch, machine room and pit GFCI receptacles and enhanced, properly guarded machine room lighting. Ventilation in accordance with current energy code and tied in with fire recall service is required. Addition zone (contacts) to machine room smoke detector required for code required cab flashing light signal in the event of a fire originating in the machine room.
This is the only way to obtain absolute reliability and safety, to completely minimize complaints and excessive callbacks and to guarantee many years of elevator life and use.
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IV. MAJOR EXISTING INSTALLATION CHARACTERISTICS
Elevator No: 49-P-596
Type: Passenger
Capacity: 1800 lbs
Speed: 75 FPM
Floors Served: B (Garage), L, 1, 2, 3, 4, 5, 6
Eight (8) stops, In Line
Operation: Simplex, Selective Collective, Automatic
Machine: Geared Overhead Traction, 1:1 Roping
Control: AC Resistance.
Car & Hoistway Doors: Power Operated, Single Speed Side Opening
2’-10” Wide by 7’-0” High
Controller Manufacturer: Armor Elevator Company
Maintenance Company: Atlantic Elevator Service Co.
12 Inman Street
Cambridge, MA
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V. OBSERVATION AND RECOMMENDATIONS
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Page 13- #1 excel document insert here
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V. COMMENTS, NOTES AND RECOMMENDATIONS
1. Elevator General
The elevator is original equipment and except for the door operator, all other forty year old equipment remains as originally installed. The controller is a labor intense relay logic unit. With developments and safety enhancements now available in current technology controllers, this unit is considered outdated and replacement as detailed is recommended. We maintain that the only correct way to obtain the most efficient elevator service is to completely remove all the present controls of the existing elevator and replace with a new state-of-the-art, fully non-proprietary microprocessor designed to include all of the required emergency operation in one system. The new controller will meet all current codes and regulations while providing maximum safe reliability. It is strongly recommended that all car and hoistway equipment be replaced. In order to insure the long-term peak efficiency of the elevator, all hoistway door panels, in lieu of reinforcing and redrilling, should also be replaced. The maximum useful life for door equipment comparable to design and usage to that which is incorporated on this elevator is fifteen to no more than twenty years. The existing tracks, locks and all related door equipment are well worn. Replacement will guarantee immediate and long-term performance of the elevator.
All o
Austin Court Condominium
ther major components on the elevator is as originally designed and installed and also have been in active use since installation. All assemblies show considerable wear and some items have reached the point when it is no longer economically feasible or advisable to attempt to rebuild and repair them since their useful life is finite.
We maintain that the only correct way to obtain the most efficient, safe and reliable elevator service in the building is to completely remove all the present controls of the existing elevator and install the most modern version of non-proprietary, state-of-the-art control with a solid state VVVF drive.
2. Machine Room General
In addition to elevator work, there is electrical and mechanical work required in order for the elevator machine rooms to be fully code compliant.
a. The temperature of the machine room must be maintained between 50 and 90 degrees Fahrenheit.
The new Massachusetts Elevator Regulations published on March 14, 2003, has strengthened the regulations regarding storage of parts, lubricants and cleaning materials
January 31, 2007 Page 16
in elevator machine rooms. Elevator contractors are required to store all materials in metal containers and no combustibles will be allowed. Wiring diagrams, technical manuals and parts manuals are required to be stored in metal lockers or metal desks. Fire Departments, through the State Fire Marshall, are mandated to include these spaces in their inspections and pre-fire planning. The following specifics were noted:
a. Fresh wiring diagrams should be obtained and properly stored in fire resistant cabinets in machine room. A master copy should be kept on file.
b. GFI receptacles should be installed in the machine room meeting the latest electrical codes.
c. Install enhanced machine room lighting.
d. New main line, 3 Phase, disconnect.
e. Circuit breaker with disconnect for the elevator car lighting should be provided and installed in the machine room.
f. Label machine room door in accordance with code.
g. Additional zone (contacts) to smoke detector.
h. After modernization, thoroughly clean machine room and repaint machine room floor.
i. Ventilation is to be tied into fire recall and be in conformance with building code.
3. Machine
The present overhead geared traction machine is leaking and the driver is extensively worn. If the gland on this machine was repacked, it is highly unlikely that all leaking issues could be corrected. The deflector sheave is also worn. The cost to fully refurbish this machine is cost effectively comparable to the replacement. Further, coupled with the efficiency of new variable voltage, variable frequency drives, the long term integrity of the refurbished machine could not be guaranteed. In order to provide the greatest factor of safety, this machine should be replaced including the installation of a factory aligned A.C. motor as well as new ropes.
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4. Controller, Selector and Drive
In order to insure complete reliability with uniform acceleration, deceleration, and absolutely accurate leveling, the present controller should be replaced with a new, nonproprietary state-of the-art microprocessor controller. Performance and regulated speed characteristics will be enhanced. New hoistway landing control system using static switching by means of the latest solid state devices is also recommended. The elevator should be provided with a new AC motor and modified with a Variable Voltage Variable Frequency (VVVF) Drive. Also available is a precise speed control regulation to +/- 1% by using tachometer feedback. This system shall provide smooth and practically uniform acceleration and retardation which shall be independent of the car load.
By using the newest type of microprocessor controller developed in more recent years which controls elevator motion as well as add more sophisticated operation assignment, there are many benefits some of which follow:
a. Performance
The current style microprocessor responds to demands immediately with step-less acceleration and deceleration and smooth operation at all speeds. Leveling can be absolutely guaranteed with 3/8” of an inch of floor level and usually much closer.
b. Flexibility
The recommended microprocessor can be upgraded relatively easily. Special requirements that change the operation of the elevator can be accomplished quickly and inexpensively.
c. Maintenance
Troubleshooting is simplified by the use of on-board diagnostics located in the machine room that interacts with the various control components to locate faults. This results in better preventative maintenance and less down time of each elevator.
d. Protection
The controller and motor drive will include a NEMA Cabinet that will contain an
enclosure air conditioner to provide a temperature controlled environment that
will improve efficiency and extend the working life of the electrical and electronic
January 31, 2007 Page 18
system maintaining inside cabinet temperature between 50°F to 90°F. The air conditioner will use a dual loop design to isolate the cool dry air inside the enclosure from the external warm moist air.
It is recommended that totally non-proprietary microprocessor controls be installed. All current safety standards will be incorporated directly in the controller rather than as “addon” panels. Unintended Car Movement Protection and Ascending Car Overspeed Protection will be added to the traction elevator as required by Code.
5. Elevator Safeties, Car Frame and Platform
Every elevator car which is suspended by wire rope and which is used by the public must be provided with devices called “safeties.” The safety is a mechanical device for stopping the car by gripping the guide rails if the car speed attains a predetermined value when it is traveling in the downward direction, without regard for the reason for the increased speed.
The type of safety on the elevator is referred to as Instantaneous. This consists of two safety clamps securely bolted to the bottom members of the car frame and connected by a system of rods and linkages to ensure simultaneous action. In the event of sudden or uncontrollable downward movement of the elevator, the “safety” is designed to engage and stop the car. It is, therefore, recommended due to age, that this safety system be replaced.
6. Governor:
The existing governor and pit governor tension sheave is original design. The governor is the “governing” device which sends a mechanical overspeed signal to the elevator’s mechanical safety. It is recommended that this governor be replaced along with new governor ropes.
7. Doors Operators and Door Equipment:
When attempting to provide better and more prompt elevator service, it should be recognized, that when an elevator system performs its task of vertically transporting passengers, that one-half of the time, the elevator is actually standing still while it is opening and closing doors and transferring people. Furthermore, the most frequent cause of elevator breakdown occurs at the point where passengers are exposed to the system, which is at or near the doors and associated mechanisms.
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The car door operator has recently been replaced and can be retained and reused; however, also recommended along with new car doors, pre-drilled and properly reinforced, is the replacement of all door equipment. Included would be new car hangers and tracks, rollers, clutch and required assemblies. This complete door modernization will greatly enhance the performance of the elevator as well as provide the longest life, maximum safety and the most reliability.
All hoistway track, hanger, closers, interlocks, releasing carriers, gibs show wear and should be replaced. It is recommended that all hoistway door panels be replaced. The cost to refortify and redrill the door panels is comparable to replacement. It is recommended that the existing door protection systems be upgraded to a door detection system incorporating 3-Dimensional capability. Not only is this unit a curtain of direct infra-red beams but it also has an infra-red proximity detector which operates between the hoistway doors and into the landing area. These infra-red detection units can be configured to hold the doors open while a passenger remains in the 3D detection zone. Further, to prevent the elevator being held up needlessly, passengers have a pre-defined time to enter the elevator car before the 3D detection zone is automatically desensitized. This device provides the greatest level in door entry protection to the user as well as to the elevator equipment.
8. Cab and Fixtures:
When such components as door equipment is replaced including car door hangers and clutches, it is necessary to completely remove and install car doors. Since field labor is the same, or even sometimes less, when complete new car doors, pre-drilled and properly reinforced are installed, the actual additional material cost usually adds very little to overall costs as compared to reusing existing car doors as well as the additional field drilling time. When work is performed on landing doors, hoistway landing control systems, hoistway wring including travel cables, terminal slowdown and other limit switches, labor is most efficient when an open platform is available as a working surface. In consideration of this fact, it is most practical to entirely strip off the existing car enclosure including walls, returns and domes and install a new cab of practical materials, using comprehensive fixtures which combine all the accessibility, communication as well as emergency controls in a vandal resistant design.
These elevators will have all new wiring for new lighting, new fan, door operation and car control which would meet present day elevator regulations and electrical codes. It is recommended vandal resistant, ADA compliant car operating stations be installed.
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Digital car position indicators, compatible with the new car operating panel design, will be installed in the elevator. A flush mounted traveling lantern without plastic lenses will also be installed in the cab jamb.
9. Hall:
New hall push button fixtures will be installed with non-plastic buttons which will be a vandal resistant, ADA compliant design. Adhesive backed fire signage will be removed and code required language will be engraved directly into the fixtures. New Digital design hall position indicator in a flush mounted, vandal resistant fixture, compatible to the new controller, will be installed at the main landing.
10. ADA Requirement: Comments and Recommendations
The United States Congress has passed landmark legislation designed to improve access to public accommodations and commercial facilities for people with disabilities. Known as the Americans with Disabilities Act, or ADA, it has potential for far reaching impact on building owners. The ADA is not a building code; rather it is a civil rights act. Building owners found to be in violation may be required to compensate an injured party, correct non-conformance, and be subjected to fines up to $50,000 for the first violation and $100,000 for subsequent violations.
The Americans with Disabilities Act Accessibility Guidelines for Buildings and Facilities (ADAAG) was produced by the US Architectural & Transportation Barriers compliance Board and published on July 26, 1991. The Commonwealth of Massachusetts Architectural Access Board revised and republished their regulations on February 23, 1996, and also on February 1, 2002. In 2006, further emphasis was republished in new regulations. With a few very minor exceptions both are compatible for elevators and require multi-story buildings to have each passenger elevator contain certain features. Since the date of original installation of the elevator, accessibility compliance has become more stringent and handicapped individuals more diligent in protection of their rights. The elevator at 12 Inman is not in compliance with handicap code requirements.
(Appendix A).
11. Fire Emergency Requirements: Comments and Recommendations
After several fire disasters occurred in high rise buildings during the sixties with considerable loss of human life, the role of elevators in multi-storied buildings became of great concern to regulatory bodies. The emphasis being then, as well as today, that the
January 31, 2007 Page 21
public should not ride elevator equipment during fire emergencies, but rather be evacuated from the shaft (a natural flue for smoke and gases) as quickly as possible. A second concern was to enable the firefighter to promptly reach a fire in a high rise building. With these objectives in mind, regulations and codes were created both locally and nationally to enable elevators to respond to this need. As experience grew within the elevator industry, there were many changes that became necessary to insure the safety of both the public and the firefighter. In Massachusetts there were eighteen (18) changes to elevator regulations in twenty-two (22) years. This confusion was compounded by the interpretation of these regulations by various elevator manufacturers.
The Massachusetts fire fighting community in reviewing all the various ways the elevators (both high and low rise) responded under these emergency conditions were at a loss to instruct firefighters with any continuity. As a result, they were able to pressure the Massachusetts Board of Elevator Regulations to create a safe standard for all elevators with fire emergency service both retroactively as well as for new. In 1991, under pressure from the state fire marshal’s office, the Massachusetts Board of Elevator Regulations promulgated a regulation that all existing elevators with fire emergency operation be made to comply with the operation as described in ASME/ANSI A17.1-1991 with certain Massachusetts modifications.
This regulation was put into effect retroactively in 1992 and required elevators to be compliant by January 1, 1996. The retroactivity of this was challenged and determined through the state Attorney General’s office as legal, since the intention of this regulation was to standardize the many variations of fire emergency service and not to do this would jeopardize the life-safety of the fire fighter. Any elevator with any form of fire service was required to be brought up to current code.
The implementation of this regulation required a visual and audible signal in each elevator with a “Call Cancel” button, a “Door Open” and a “Door Close” button and a three position key switch marked “OFF”, “HOLD”, and “ON”. In addition a three position key switch was to be installed in the hall at the main floor marked “BYPASS”, “OFF” and “ON”.
The original intent of the “Bypass” position on the key switch allowed emergency personnel to return elevators to normal service in the event that the alarmed/activated fire alarm initiating device could not be cleared. The great drawback to this feature was that because one faulty detector could not be cleared, the entire Phase I Emergency Recall system would be disabled when the “Bypass” was activated.
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Current code was revised in 2000 and the newest fire service mandate for the hall key switch has been changed from “bypass” to “RESET”, “OFF” and “ON”. This code change is not retroactive until at such time there was an elevator modernization.
With the “Reset” designation and function, if the fire alarm initiating device has not been cleared before using the “Reset” feature, then the Phase I Emergency Recall Operation will continue in effect until the initialing device has been identified, repaired or replaced.
The “Reset” feature insures that the elevator is not available to the general public in the event of any fire hazardous condition as well as provides better reliability that related fire actuating devices have been properly disarmed and or cleared
In 2004 new firefighters’ code has again been adopted to incorporate a firefighters’ panel directly in the car operating station. All firefighters’ features are now required to be located behind a locked service panel.
At the time of the controller changeover, current fire service features will be incorporated directly into the control system. Since it is recommended that the car operating station be
replaced and serial linked with the new controller, incorporated in the new station will be the required Phase II Fire Service Key Switch and all required fire service devices. It is also recommended that the hall push button station at the B (Garage) level be replaced. Installed in same will be the current code required Fire Service, three-position key switch (“Reset”, “Off” and “On”) as well as engraved fire signage.
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VI. FORECAST OF PROBABLE COST AND APPROXIMATE SCHEDULE.
Modernization of the elevator includes but are not limited to the following:
1. Replacement of machine and incorporation of AC motor.
2. Installation of Variable Voltage, Variable Frequency drive.
3. New non-proprietary controller and selection system.
4. New ropes, hoistway landing system, hoistway switches, wiring, governor and traveling cable and car top station.
5. New governor, pit tension sheave and rope and new car safety.
6. Retain and refurbish buffers, car sling, and platform. Upgrade guide shoes to heavy duty.
7. Total replacement of door related equipment and all doors. Rewrap landing frame at ‘B’ Level. Finish recommended: Brushed stainless steel.
8. New 3-Dimensional door protective device.
9. New vandal resistant cab and new ADA, tamperproof fixtures, car and hall.
10. Recommended machine room and pit electrical work.
Costs and Schedules:
A. Budget Cost: $220,000.00
B. Total Time Period
1. Engineering, approvals, fabrication and delivery 27 weeks
2, Field Installation: 14 weeks
------------
Total 41 weeks
*Including acceptance test performed in the presence of the Department of Public Safety
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VII SURVEY NOTES
1. Survey was performed on January 24, 2007
2. Present at the survey was Andrew Gostanian, Elevator Technician, and Joe Zarba, Account Manager, Atlantic Elevator Service Company.
3. Survey was performed by Janet Moore, QEI, Syska Hennessy Group, Inc., Vertical Transportation.
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VIII. APPENDIX #3 – ADA Compliance Checklist
BUILDING: Austin Court Condominium
Date Surveyed: January 24, 2007 ADA – COMPLIANCE CHECKLIST SURVEY
4.10 ELEVATORS: YES NO
REMARKS
1. Is the elevator part of an accessible route? X
2. Does the cab automatically selflevel within? (4.10.2) X
3. Are the hall call buttons 42" above the floor? (4.10.3) X
a. Is there a visual signal indicating when the call has been registered and answered? X
b. Is the smallest dimension of the call button 3/4" or greater? X
c. Is the up button on top? X
d. Are the buttons either raised or flush to the wall surface? (i.e. not recessed) X
e. Are objects below the call button protruding less than 4"? X None
4. Is a visual and audible answer signal provided at each hoistway entrance? (4.10.4) X
Not Audible
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BUILDING: Austin Court Condominium
Date Surveyed: January 24, 2007 ADA – COMPLIANCE CHECKLIST SURVEY
4.10 ELEVATORS: YES NO
REMARKS
5. Does the audible sound once for "up" and twice for "down"? (verbal saying "Up or Down" compliant) X
6. Are the hall lanterns mounted at least 72" to centerline AFF? X
7. Is the smallest dimension 2-1/2" or greater of the hall lantern? X
8. Is the signal visible from the vicinity of the call button? X
9. Do both jambs of each hoistway have raised and Braille floor designations? (4.10.5) X
a. Is the centerline 60" or less high AFF?
b. Are the characters 2" high and raised 1/32"?
c. Are they permanent?
10. Does the door stop and reopen automatically if obstructed (4.10.6) X
a. Nudging Activates after 20 seconds or more? X
January 31, 2007 Page 27
BUILDING: Austin Court Condominium
Date Surveyed: January 24, 2007 ADA – COMPLIANCE CHECKLIST SURVEY 4.10
ELEVATORS: YES NO
REMARKS
11. Once a car answers a hall call (signal) do the doors remain open for "T" as follows ("T" is time in seconds) (4.10.7) X
Inconsistent door timing due to age of operator
12. T = Distance (FT) / 1.5 ft/s. (minimum 5 seconds)? (getting into cab) X
Inconsistent door timing due to age of operator
13. Distance = point in lobby 60" directly in front of farthest call button to centerline of hoistway. X
Inconsistent door timing due to age of operator
14. Does the door remain open for 3 seconds or more in response to a car call? (4.10.9) (getting out of cab) X
Inconsistent door timing due to age of operator
15. Cab provides maneuverability for Wheelchair. (4.10.9) Minimal
16. Is the floor surface level, stable, firm and slip resistant? (4.10.11) X
a. If carpet, is it securely attached? (4.5.3) N/A
17. Is the illumination at car controls, platform and car threshold U 5-foot candles? (4.20.11) X
January 31, 2007 Page 28
BUILDING: Austin Court Condominium
Date Surveyed: January 24, 2007 ADA – COMPLIANCE CHECKLIST SURVEY
4.10 ELEVATORS: YES NO
REMARKS
18. Emergency lighting has been installed. X Not tested
19. Car controls (4.10.12)
a. Are the control buttons U 3/4" in their smallest dimension? X
b. Are they either raised or flush to the wall surface? (i.e. not recessed) X
c. Are all controls designated by Braille and standard characters? X
d. Is main entry floor designated by a raised star? X
e. Is visual indication provided and then extinguished when call is registered/answered? X
f. Are buttons V 54" high (side approach) (48" as front approach)? X
g. Are emergency alarm and stop buttons at the bottom of the panel and no less than 35" high? X
January 31, 2007 Page 29
BUILDING: Austin Court Condominium
Date Surveyed: January 24, 2007 ADA – COMPLIANCE CHECKLIST SURVEY
4.10 ELEVATORS: YES NO
REMARKS
20. Are floor position indicators (vision & audible provided in the cab above the door or control panel? (4.10.13) X
a. Are the numerals U 1/2" high? X
b. Is the audible signal U 20 decibels? X
21. Emergency communication (if provided) (4.10.14) X
a. Is the highest operable part 48"?
b. Is it identified by raised symbol & lettering?
c. If a handset is used is the cord U 29"?
d. Does the intercommunication not require voice?
e. If in a concealed compartment is it operable with one hand, and not requiring tight grasp, pinch, or twist of wrist, with a force V 5 lbs.?
January 31, 2007 Page 30
* End of Report *
V:\FIF-10-000 Austin Court Condo-GO Mgmt\Reports\Study of Elevator Conditions and Requirements.doc
