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HomeMy WebLinkAboutCorrections & Conditons of Permit\t\g\oYz Community Development Department 02t21t2025 Owner: Nutrient Holdings LLG PO Box 560 New Castle, CO 81647 Architect: Mark Kinghorn Contractor: Nutrient lncorporated PO Box 560 New Castle, CO 81647 Re: Corrections and Conditions of Approval Job Address:TBD BLCO-o1-25-9048 Dear Mark Kinghorn, A permit was submitted for the same building on January 17th,2023. A correction letter was produced, but with no response from your team. That permit application has expired. But some of the comments from that review will be included in this correspondence. This is a unique review as the structure was built under an agricultural exemption that the county does allow. To add restrooms, processing areas, have employees present, and possible public access, this requires a typical review as a new building. The plans have been reviewed to the currently adopted codes in Garfield County. lf an item is missed during review, it is the applicant's obligation to comply with all adopted codes in Garfield County. Additional information is required to further the plan review. Please provide a response letter addressing each item listed in the "Corections to be addressed prior to issuing a building permit" and how it is being addressed. Response are not 108 Eighth Street, Suite 401 Glenwood Springs, Colorado 81601 (970)94s-82r2 Gurfteld Counu required for the "Conditions to be addressed during construction" but please address if clarification is needed. Please provide 2 complete sets of changed sheets, with clouded areas reflecting changes, for the resubmittal. Qorrections to address prior tg issuins a buildins permit: 1 As this structure was built without Building Permits, a structural engineer is to verify the building meets snow loads, frost depth, and wind speed. They are to review the existing footing, foundation, rebar placement, micro pile installation, wall, floor, roof'framing, lateral bracing, etc. Please provide the engineer's analysis and conclusions for review. a. OK, Please see file: Commercial Greenhouse Code Review Letter - (4.27.23)- stamped.pdf. 2 . Please provide engineer stamped structural drawings for the entire structure. The foundation is included digitally but not the structure. (lBG Chapter 16) a. Please see file: 20220102_Greenhouse Constr. Docs.pdf. These include the Architectural and Structural Docs for the Greenhouse. 3 T1 - The Project lnformation indicates the Greenhouse as an F-1 occupancy. IBC section 312 classifies greenhouses as a U Occupancy. Please change the designation accordingly. a. Please see the revised Sheet T1. Primary Occupancy F-1, has been changed to a U occupancy. 4 Tl - The Project lnformation indicates there are no fire-resistive construction. The mechanical room is an lncidental Use that requires a one-hour separation. The drawings indicate the one-hour construction. Please change the Project information to include this lncidental Use. (lBC Table 509) a. Please See Revised Sheet T1. Mech Room Fire Separation has been changed to 1-hour. 5 U Occupancies in a non-sprinklered Type llB building are allowed to be 8500 sq.ft. Because the building is over 8500 sq. ft. non-separated uses are not allowed. Based on Table 508.4 there is no separation required between a U and an F-1. Although it won't change the wall between the F-1 and the U, the code analysis should document this. a. Please see Revised Sheet T1 under Project lnformation: Total Building Area for additional note concerning this. i. Per table 506.2i - The maximum allowable area for a single-story nonsprinklered Group U greenhouse is permitted to be 9,000 square feet, or the allowable area shall be permitted to comply with Table C102.1 ol Appendix C. (18,000 SF allowed) ii. IBC 2018 - C102.2 One-story unlimited area. The area of a one-story Group U agricultural building shall not be limited if the building is surrounded and adjoined by public ways or yards not less than 60 feet in width. 6 \Mat is being processed in the Manufactured Food area? Depending on the use of the Manufactured Food Area there are different review criteria. lf produce is being packaged, the Garfield County Environmental Health Department is to approve the Manufactured Food Area. Please apply to that department for review. lf meat is 108 Eighth Street, Suite 401 Glenwood Springs, Colorado 81601 (970)e4s-8212 being processed, USDA is to approve the area. Provide USDA approval if meat is being processed. a. We will be drying and freeze drying fruits, vegetables, and herbs grown in the greenhouse. b. We are in communication with Rebecca Rogers at Garfield Public Health to secure any inspections, permits, licenses needed. 7 Please add an index to sheet 41 to decipher what the underground elements are. a. The 'Utility Line lndex' is shown on Sheet 41. See clouded area on sheet ,A1 I Please supply a site-specific soils report for the building. (PUD recommendations from the consulting engineer and IBC 107,1603) a. Please see the document: Nutrient Farm Geotech,06-06-19.pdf (RE: Test Hole 5) i. This test hole was done specifically for the Greenhouse. I The COMcheck Report for the mechanical is only for the hot water heater. Please add all the mechanical systems and resubmit the report. Please see Sheet M-601. I Please provide a COMcheck Report for the envelope for the back of house area. a. Please see sheet 43 10 The applicant shall consult with the Colorado Department of Public Health and Environment Water Quality Control Division (WOCD) regarding the proper disposal of Reverse Osmosis (R/O) wastewater. Specifically, the applicant shall address with the WQCD whether disposal of R/O wastewater in a drywell is appropriate or whether disposalwill require an EPA Class V injection well. Consultation with the Town of New Gastle is also warranted, as disposal will occur in the watershed for the Town's water treatment plant. Provide documentation from both WQCD and the Town of New Castle accepting the RO disposal system. a. ln speaking with Jacob Dyste of the Colorado State Water Quality Dept. We are allowed to use a Lined Evaporation Pond for the RO Brine. i. Jacob Dyste; 303-692-3290; jacob.dyste@state.co.us b. Please see sheets T1 and A1 and note the Drywell has been replaced with a Lined Evaporation Pond. See evaporation pond details on sheet A1. 12 A1- This drawing is indicating LP being routed to the vault. Please coordinate with the plumbing drawings. Done. 13 Above ground propane tanks between 500 gallons and 2000 gallons are to be 25'from a building with 3' between tanks. The drawings indicate that the existing tanks are approximately 10'from the building. Please indicate on the plans the relocation of the tanks. The relocation is to be completed prior to the final inspection of the building improvements. Note: The underground propane lines are to be exposed and pressurized for inspection. a. Please see Revised Sheet T1 which shows the LP tanks relocated and is noted on Sheet A1.. 14 Notes indicate underground gas piping from the propane tanks to the boiler. Gas piping is not allowed to enter the building underground. Please add a reference to the plumbing sheet. (IFGC 404.6) 108 Eighth Street, Suite 401 Glenwood Springs, Colorado 81601 (e70)94s-82t2 a. I do not see any notes referencing underground entry. Please see revised Sheet T1 and A1 with added notes calling for above ground entry. 15 A 5000-gallon potable water tank is shown on the plans. Water hauling is only allowed with the Board of County Commissioners' approval. Please indicate how the tank is being filled. lf hauling please contact the Planning Department to get on an agenda. lf this is being filled by a well, please provide the well permit and associated documentation to verify water rights are in place for the commercial operation. We will be filling the tank via hauling from New Castle. We are on the 312412025 agenda to present this to the County of Commissioners the approval, 16 The site plan indicates future sidewalks and future parking. Please provide accessible parking for this phase of construction. Please comply with the parking standards in section 7-302 of the County Land Use and Development Code. a. ln our previous 2023 review we agreed that ADA parking / sidewalks were not necessary because this building will not be open to the public. We are providing parking and walks for the employees primarily for comfort due to the muddy llrozen winters. 17 Special lnspections are typical for commercial buildings. Please provide a Statement of Special lnspection. (lBC 1704,2.3) This project is inside an existing structure and no special inspections are required. Please see the attached structural review document "Commercial Greenhouse Code Review Letter - (4.27.23)-stamped.pdf. ALSO, please see document 'Nutrient Farm,Greenhouse MP Testing Review.pdf for the special Micro Pile lnspection conducted for the building when constructed. 18 lf the greenhouse is illuminated at night, a shielding system is required. The County's Land Use Code states that'glare shall not be emitted at levels that are reasonably objectionable to adjacent properties". Please add the proper shading devices to the drawings if interior light will be used at night. (LUDC 7-301B) There not any windows in this project. The green house itself will not have any lighting on after dusk. lt typically does not use lighting at all. 19 Please provide a vertical grab bar adjacent to the water closet. (ANSI A117.1- 604.5) Done. Please see revised details on sheet A3. 20 The required exits are to provide access to the public right of way or a safe dispersal area. Please add the required sidewalks to the site plan accordingly. (lBC 1028.5) The sidewalks are on sheet 41. 21 Please provide insulation details for slab edge, walls and roof for the back of house areas (IECC 502) Please see attached Data Sheets for the Wall and Roof Panels. Foundation insulation is existing 2" Polystyrene Rigid lnsulation. See the Keynote Legend on sheet A- 3.0 in the Construction Documents for the original building: 20220102-Greenhouse Constr Docs.pdf 22 Three compartment sinks are typically run thru a grease trap prior to entering the septic system. Please add the trap or provide a narrative indicating why one is not proposed. (lPC 1003). There is not any meat, or other greasy items processed in this building. There is a floor slnk to catch larger vegetable items if necessary. 23 Please provide a Hazardous Material Report. Please include MSDS Reports for each material and clearly show compliance to IBC Table 307 .1(1) There will be not hazardous materials or chemicals used or stored in this building 108 Eighth Street, Suite 401 Glenwood Springs, Colorado 81601 (e70)94s-82r2 24 The mechanical drawings indicate "Required Clearances" for the boilers. There appears to be a water heater shown in those clearances on Sheet A1. Please address accordingly. a. Please see revised Sheet 41. Boilers have been relocated and dimensioned for proper clearance. 25 Please provide adequate details for the Employee Changing Locker area to verifo accessibility requirements. Bench with a backrest, lockers within the reach requirements. (ANSI A117.1 section 803) a. There is not an employee changing locker area. That labelwas incorrect. Please see revised Sheet A1 showing that room name changed to 'OPEN AREA' similar to sheet T1 Also please note there are not any graphics indicating lockers. Conditions to be addressed during construction: Sheet T1 shows quite a bit of future infrastructure. This permit review is for the remodel of the existing Greenhouse and associated site work for this structure. None of the future infrastructure is reviewed or approved. The approved plans are to be on-site for inspections. OK Sanitary facilities are required to be provided for workers. A list of required inspections will be attached to the plans. The State is to permit and approve the electrical work. https://vvvrrw.colorado.ctov/pacificldora/DPO Electrical Plumbinq Permits Underground utility locates is the responsibility of the owner or contractor. 81 1 is the Colorado Utility Locate Hot Line. OK Combustible material is limited in Type I and Type ll Construction. See IBC 603 for allowed combustible materials. OK All backflow preventers are required to be tested and certified by a licensed backflow specialist after installation and prior to issuance of the Certificate of Occupancy. OK Separate Sign Permits are required for any external signs. Please use the Sign Permit Application on the County's website. OK Electrical Code compliance will be determined based on field inspections performed by the State Electrical lnspector, (303) 869-3458. Please have the inspector sign the building card or provide written documentation of the inspections. OK The proposed boilers will require piped combustion air to supply the units. OK Safety glazing is not designated on the plans. Safety glazing will be checked during the framing and final inspection. (lBC 2406.4) No glazing is a part of this project. Any membrane and through penetrations of fire resistive construction will be required to be fire-stopped with listed fire stopping assemblies. The contractor is to provide a cut sheet for the assemblies at the framing inspection. (lBC 713) OK 108 Eighth Street, Suite 401 Glenwood Springs, Colorado 81601 (970)94s-8212 A Knox Box is required to be mounted adjacent to the front door. Please contact the Local Fire District for the exact location. OK The walls surrounding the toilets and urinals are to be non-absorbent for a height of 48" and 2' past on each side of the toilet and urinals. OK All accessible door hardware shall have a shape that is easy to grip, including pocket and sliding doors. (ANSI A117.1- 404.2.6) OK Grab bar backing is to be in place for the water closet at framing inspection. OK Garfield County's Land Use and Development Code limits Agritourism visits to 30 people. There will not be any public access to this facility. The existing door hardware that serves exit doors shall be readily operable from the egress side without the use of a key or special knowledge. OK Fire extinguishers are to be installed in compliance with IBC/IFC 906. OK Sincerely, &r" fto,o John Plano Building Official CC via e-mail:Andy Bruno, Owner Orrin Moon, Fire Marshal Rebecca Rogers, Garfield County Environmental Health Specialist. Ted White, Garfield County Environmental Health Specialist. Glenn Hartmann, Garfield County Community Development Director 108 Eighth Street, Suite 401 Glenwood Springs, Colorado 81601 (970)945-8212