HomeMy WebLinkAboutProject DescriptionCharles W. Cole, III
2321 County Road 100
Carbondale, Colorado 81623
January 28, 2021
Ref: Permit BLRE-02-20-6139
Submittals:
• Revised plan for Studio/bedroom 3 to Commercial
Kitchen
• Andy Schwaller email of 12/22/2020
• Bighorn Consulting Engineers letter
• Owner statement of use under LUDC 7-702
• Specifications: Triple sink, grease trap, oven, double
check valve, refrigerator.
• Bill Gavette will be emailing his response directly to
Andy. He had no issues when we spoke.
Owners statement:
Referring to Andy's email of 12/22/20 I offer the following
responses.
1. Separation of living space (6-202.11) from Proposed
kitchen has been discussed and agreed upon with Public
Health. The doorway separating the units will be
deadbolted and a fixed panel installed on the living
quarters side of doorway.
2. Make up air/Hood, grease interceptor, backflow
prevention. Submitted Bighorn letter dated 1/25/2021.
• I have installed an air conditioner to deal with any
heat issues.
• The grease trap has a flow restrictor and will be
serviced on a regular basis by the owner.
• Backflow and water treatment will be complied with
as Public Health specify' s. I am on a private water
system and not subjected to the hazards of a public
system. I currently have a spring check valve
installed and will upgrade to the submitted type
double check as needed. I have installed a
chlorination system as required by Public Health
provisions and will have it professionally monitored
on a time frame that they will specify.
Home office/business
The space proposed as a commercial kitchen with meet all the
requirements of the LUDC 7-702.
A. kitchen space including the bathroom totals 360 sq ft. or
25% of the building which is 1440 sq ft. total.
B. Will be completely contained inside.
C. Already have approved parking for 3 vehicles.
D. This is for my own use and my daughter (Kenzie Houpt)
will be my one off site partner.
E. No issues anticipated.
F. Not needed for this business.
G. Not needed for this business, all orders are from remote
sources, no need for a store front type disp y or
advertising.
From: Andy Schwaller
Sent: Wednesday, December 30, 2020 11:49 AM
To: 244charliedelta@gmail.com
Subject: FW: Building Permit BLRE-02-20-6139
Take 3
From: Andy Schwaller
Sent: Wednesday, December 23, 2020 3:21 PM
To: 'colewest@sopris.net' <colewestesopris. net>
Subject: FW: Building Permit BLRE-02-20-6139
This got kicked back to me the first time. Take 2
From: Andy Schwaller
Sent: Tuesday, December 22, 2020 12:35 PM
To: Colewest@sopris.net
Cc: Nerida Mojarro <nmojarro@garfiekd-county.com>; Dave Argo <dargo@garfield-county.com>; Matt
Provost <mprovost@garfield-county.com>; Jim Wilson <jwilson@garfield-countv.com>
Subject: Building Permit BLRE-02-20-6139
Chuck,
In recent conversations with Public Health, it appears you want to amend the above permit for a
Secondary Dwelling Unit to include a commercial kitchen. On the surface this might appear to be a
simple task until one starts to review the various codes related to building and food service.
From the food service code:
6-202.111 Private Homes and Living or Sleeping Quarters, Use Prohibition. A private home, a room used
as living or sleeping quarters, or an area directly opening into a room used as living or sleeping quarters
may not be used for conducting FOOD ESTABLISHMENT operations.
As per Nerida Mojarro from Public Health, the proposed kitchen would need to be completely walled off
from the rest of the dwelling unit. One would need to exit the dwelling unit and enter the commercial
kitchen from the exterior through a separate door into the kitchen.
From the building code the following items also need to be addressed:
1. Make up air Section 508 and 510.5.5 2015 International Mechanical Code (IMC) for the various
convection ovens and hoods.
2. Type II Hood Sec 507.3 IMC above the convection ovens and any other possible heat and
moisture producing appliances.
3. Grease Traps Sec 1003 of the 2015 International Plumbing Code (IPC) to protect the septic
system.
4. General protection of potable water supply Sec 608 and Table 608.1 IPC by backflow prevention
assemblies and air gaps.
Mixing a residential use with a commercial use does complicate the review and construction of a
structure. We will need to consider the structure as a mixed-use R-3, B residential and business use
under the 2015 International Building Code (IBC). Another possible option for review would be to
utilize Sec 419 Live/Work which would simplify the requirements. Have your architect review the
structure to determine if this is a possibility and include documentation with the amendment.
You should also check with the local fire district for fire code related items. We will hold off on any
amendments for this permit until the above items are addressed. Any amendments to the approved
plans should be on 18" x 24" sized paper and accurately represent the proposed use, changes and
construction of the areas. Please call with any questions.
Thanks,
Andy Schwaller
Building Official
Garfield County
Andy Schwaller
From: Bill Gavette <gavette@carbondalefire.org>
Sent: Thursday, January 28, 2021 10:16 AM
To: Andy Schwaller
Cc: Charles Cole
Subject: [External] Chuck Cole, Commercial Kitchen - BLRE-02-20-6139
Hi Andy,
I have reviewed the submittal from Chuck Cole for the proposed live/work kitchen area associated with his ADU. The
proposed kitchen area is approximately 384 square feet. It appears to me that it meets the requirements of Section 416
Live/Work and is also consistent with IRC Section R101.2 Scope which provides for live/work units. In regards to fire
protection, the County's amendment to IRC Section R313 would apply so that an automatic fire sprinkler system would
not be required.
I have no other issues with the proposal.
Best,
Bill Gavette
Deputy Chief
Carbondale & Rural Fire Protection District
www.carbondalefire.org
970-963-2491
FIRE . EMS i RESCUE
1
386 Indian Road
Grand Junction, CO 81501
Ph: (970) 241-8709
BTG
ORN
CONSULTING ENGINEERS, CO.
101 W 11th Street #109-C
Durango, CO 81301
Ph: (970) 422-7676
January 25, 2021
Charles Cole, Owner
RE: Kitchen mechanical and plumbing code concerns.
Chuck,
I am in receipt of the following to help you interpret the code concerns that were raised by Andrew
Schwaller, Garfield County Building Official: Architectural plan, 3 compartment sink cutsheet, Oven Cutsheet,
Air Conditioning unit cutsheets
This letter will try to address the concerns as well as give you some solutions for the items you need to be
aware of and change according to the mechanical codes. Any architectural, structural or building code issues
are not covered by this letter as that is out of Bighorn Consulting Engineers expertise.
Make up air and Hood for the oven.
1. International Mechanical code section 507.3 states that a hood shall be provided for heat
producing equipment EXCEPT if ".....the heat and moisture loads are incorporated into the HVAC
system design " The owner is installing a 1 ton air conditioning unit in the space to take care of
the heat load produced by the oven. This will be sufficient to take care of the heat produced by
the oven in the space. The oven is electric fired and is heat only, there is no moisture concern in
the space. We believe that the air conditioning unit installed in the space meets the intent of
IMC section 507.3 which means section 508 is not needed.
Grease Interceptor
2. Grease interceptor requirement, section 1003 International Plumbing Code (IPC 2015). The
owner will be installing a 20 Ib grease trap under the 3 compartment sink. According to IPC 2015
table 1003.3.4.1 will take care of 10 GPM system. This is large enough to handle the flow in the
kitchen. This grease trap will be emptied on a monthly basis.
Backflow Prevention
3. Backflow prevention 2015 IPC Section 608. The water system for the space is on a private well.
We believe this is a grey area in the code and not specifically spelled out. However, we believe
the intent of the code is to provide backflow prevention on the incoming water line to the space.
This backflow prevention device should comply with IPC section 608.
Please let me know if there are any other questions or issues Bighorn Consulting Engineers can help with in
the future.
Sincerely,
uck
M. Blaine Buck, P.E.
President