HomeMy WebLinkAboutPAR2014-00014 Change Use - PAR Letters / Memos - 3/19/2014 PAR2014-00014
APPLICANT: LONNIE FOSS / HAZY DAZE
MEETING DATE/TIME: WEDNESDAY, MAR. 19 2014, 1:30 pm
PARCEL NUMBERS: 12317-41-00050
SITE ADDRESS: 2020 NE Old Belfair Highway, Belfair.
PROJECT DESCRIPTION: CHANGE OF USE OF EXISTING BUILDINGS FOR PRODUCTION
AND PROCESSING CANNABIS.
PLANNER: ALLAN BORDEN ext. 365
Property is zoned as Rural Industrial zone in the central swath (150 ft. north to south)
and Rural Residential 5 zone in the north and south portions. Past land use on property
was building truss manufacturing and building supported that use. Pole building was
essentially a roofed area supported by the poles.
The development standards for the Rural Industrial zone (two pages from the MC
Development Regulations) are attached. Buildings must be no larger than 7,500 sq. ft.
in size, or a approval of a Special Use Permit is needed. Note that the building proposed
for production is very close to the side setback distance of 20 feet to the property line to
the south.
Parking for this land use should comply with the Mason County Parking Standards (MCC
17.080 for industrial uses: 1 stall per 800 sq. ft. of gross floor area, or 1 stall for each
two employees on maximum work shift. Two buildings add to (6018 + 854 =) 6,872
sq. ft. ; at least 9 stalls provided for area of buildings. Stormwater shall be provided
similar to the past industrial land uses, to a maintained pond to the southeast of the
large existing building.
Ordinance No. 62-13 states that licensed Recreational Marijuana producers and processors
are allowed in the Rural Area Rural Industrial zone. The proposal must be contained in
secure buildings or proposed operations provided with an eight-ft. high fence. The properties
to the north and south are Rural Residential, so keeping a 100-ft. setback from residences will
be important to maintain compliance.
A proposal to alter or enlarge an existing building, or build a new building, or construct
new signage on the subject property needs to meet these above mentioned Rural
Industrial zone standards.
'Envelope Summary Zones •
2012 Washington State Energy Code Compliance Fors for Commercial Buildings including R2&R3 over 3 stories and all R1 Rovised OV 2013
Project Info Project Address 2020 NE old neifair xvy Date 5/1/2014
for Building Department Use
Compliance forms
do not require a
password to use
Instructional and Applicant Name: Hazy Daze - Karl Dioraiev_c
calculating cells are Applicant Address: PO Box 1761, Silverdale, WA 98383
evrite-protected.
Applicant Phone: 360-340-2025
Project Description ❑ New Building L-1 Addition C Alteration n Change of OccupancylConditioning
Compliance Pat�enabfe
C'J Yrescnptive U Component Performance Total building Performance
Selection required ttams.
Occupancy Group U Commercial O Group R-R2&R3 over 3 stories and all R1
Selection required to enable forms
Vertical Fenestration and total Vertical Gross Exterior
Skylight Area Calculation Fenestration Above Grade %Vertical
if Complying via the Prescriptive path, (rough opening) divided by Wall Area times 100 equals Fenestration
enter values for vertical fenestration. X 100
skylights,gross walls and roof on this '
ENV-SUM worksheet. if complying via Gross Exterior
the Component Performance path,enter
these values in the ENV UA worksheet. Total Skylight divided by Root Area times 100 equals %Skylight
These values auto-fill from ENV-UA and
are write protected on ENV-SUM. X 100 —
Vertical
Fenestration Area Fenestration Area
Compliance
Skylight Area
Vertical Fenestration 60%or more of the floor area is wittrin a daylight zone per C402 3.1.1
f;
Alternates High Pertonnance Fenestration U-factors and SHGC per C402.3.1.3
Compliance Method
F-i Skylight area 3%or greater,VT-0.40 or greater
Single Story Spaces ❑ Skylight effective aperture 1%or greater,provide calculation
Requiring Skylights Space eligible for exception
Requires a minimum of 50%of floor area to be within a skylight daylight zone for specific
space types Refer to C402.3.2 for requirements.
Project has semi-heated spaces as defined per C402.1.4
Applying wall exception to semi-heated spaces
f.Semi-heated spaces may comply under Prescriptive or Component Performance compliance
Semi-Heated Spaces path.
2.Semi-heated spaces shall be documented separately from other conditioned spaces—provide
separate compliance forms for each conditioned space type.
3 Envelope elements separabng semi-heated from other conditioned spaces shall comply with
exterior thermal envelope requirements.
Walk-in Cooler Walk-in Freezer
ID Refrigerated Warehouse Cooler — Refrigerated Warehouse Freezer
Refrigerated Spaces Refrigerated spaces shall comply under the Prescriptive Path only. Compliance documentation for
these areas may be combined with non-refrigerated areas in the ENV,PRESCRIPTIVE form. Refer
to C402.5 and C402.6 for requirements.
Project includes more than one occupancy type and/or level of space conditioning.Multiple
Mixed Occupancy and/or compliance forms may be required. Select all that apply to scope of project:
Space Conditioning [-1 Commercial L R2&R3 over 3 stones and all R1 ❑ Refrigerated Space
f] Fully Conditioned Ll Serni-Heated El Low Energy'
L;
R2&R3-3 stories or less
'Low energy areas are exempt from all thermal envelo a rovi ions mpliance forms for
these areas are not required.Refer to C1 r x
ED
MAY 0 1 2014 APR 2 9 2014
.111-_ 1nt rrc:nAD cT A-- ...
• • • •
• • •
2012 Washington State Energy Code Compliance Forms for Commercial Buildings including R2&R3 over 3 stories and all R1 Revised Oct 2013
Project Address 2020 NE Old Sal Pair axyr Date 05/01/2014
Occupancy Group Commercial Group R For Building Department Use
Change in occupancy or space conditioQng
Note-Proposed UA may exceed Target UA by 10%per C101.4.4 and C101.4.5
Fenestration Area as%gross above-grade wall area Max.Target: 30.0%
Skylight Area as%gross roof area Max.Target: 5.o%
Vertical Fenestration Alternates: None Selected on ENV-SUM
Notes:1:If vertical fenestration or skylight area exceeds maximum allowed per C402.3.1,then Target Area Adjustment of all applicable envelope
elements will be calculated by the compliance form. Refer to Target Area Adjustments worksheet for this calculation.
2:U-factors shall come from Appendix A,Chapter C303,or calculated per approved method as specked in C402.1.2.
Building Component Proposed UA Target UA
Provide source of U-factor,page/plan#of assembly detail&ID U-factor x Area(A) =UA(U x A) U-factor x Area(A)= UA(U x A)
R= ID: j 0.034 j
d R= ID: Above Deck Insulation U-0.034
R= ID:
N v R= 10: 0.031
m R= ID: Metal Building U-0.031
R= ID.
R=49 ID:Ceiling 0.020 4e7 9.7 0_021 487 10.2
R= ID: Single raft,attic,other U-0.021
G R= ID:
R= ID: 0.055
LL R= ID: Steelimetal frame U-0.055
g R= ID:
o v R= ID: 0.052
Q in R= ID: Metal Building U-0.052
�o R= ID:
O R=21 ID: 0.057 712
40.6 0.054 712 38.4
$ R= ID: Wood Frame,other U-0.054
m
o
n 3: R= ID:
O R= ID:
0.104
N
R= ID: Mass Wall U-0.104
R= ID:
y R= ID: 0.104 I
m
o R= ID: Assumed to be Mass Wall U-0.104
a�
m� R= ID:
C� R= ID:
w R= ID: 0.031
m R= ID: Mass Floor U-0.031
R= ID:
U R= ID: 0.029
E R= ID: Joist/ raming U4029
ca
R= 1D:
F-factor: x Perimeter =UA(U x A F-factor x Perimeter= UA U x A)
R= ID: 89 #N/A 0.540 89 48.1
v r Ft= ID, Slab-On-Grade U-0.54
� R= ID:
n R= ID: 0.550
R= ID: Heated Slab-On-Grade U-0.55
= R= ID
'Proposed non-residential CMU walls meeting Table C402.1.2 Area UA Area UA
Footnote D requirements can use the target U-value of 0.104 rather Page 1
than Appendix A values.Show footnote requirements in plans. Subtotal 1288 #N/A L 1288 97
Component Performance Compliance (UA)
RECEIVED
MAY 0 1 2014
426 W, CEDAR ST.
191,111,11116M • r • • • •
2012 Washington State Energy Code Compliance Forms for Commercial Buildings including R2&R3 over` Revised Oct 2013
Project Address 2020 NE Old Bolfair arty Date 05/01/2014
Fenestration Area as%gross above-grade wall area Max.Target: 30.0% For Building Department Use
Skylight Area as%gross roof area Max.Target: 5.0%
Notes.1:If vertical fenestration or skylight area exceeds maximum allowed per C402.3.1,then Target
Area Adjustment of all applicable envelope elements will be calculated by the compliance form.
Refer to Target Area Adjustments worksheat for this calculation.
2:Provide NFRC rated U-factor or default U-factor from Appendix A for the fenestration assembly
thermal performance(combination of frame and glazing)
3:Fenestration that separates conditioned space from a non-conditioned or semi-conditioned
Building Component Proposed UA Target UA
Provide source of U-factor,pa eiplan#of assembly detail&ID U-factor x Area A) =UA(U x AlU-factor x Area(A)= UA(U x A)
o U= ID: 0.37
3 °o U= ID: Opaque Swing Doors U-0.37
(00 U= ID:
U= ID. 0.37
0 o U= ID: Opaque rollup&sliding U-0.37
U= ID:
cu U= ID: 0.30
Q U= ID: Non-Metal Frame U-0.30
o U= ID:
Z U= ID:
U= ID: 0.38
t
w U= ID: Metal Frame,Fixed U-0.38
N T U= ID:
c U= ID:
m
$ U= ID: 0.40
u U= ID: ! Metal Frame,Operable U-0.40
U= ID:
U= ID:
c
U= ID: 0.60
U= ID. Metal Entrance Door U-0.60
4) U= ID:
U= ID:
., ., U= ID: 0.50
L a U= ID: I All types U-0.50
rn
Y H U= ID:
U) Q U= ID:
Area UA Area UA
Page 2 Subtotal
To comply: Page 1 Subtotal 1288 #N/A 1288 97
1)Proposed Total UA shall not exceed Target Total UA. Total 1288 #N/A 1288 97
2)Proposed Total Area shall equal Target Total Area.
Component Performance Compliance (UA)
RECEIVED
MAY 01 2014
426 w' CEpp,R ST•
(5/14/2014) Larry Waters- Page 1
From: Larry Waters
To: herstaddesign@wavecable.com
CC: mzawlocki@nlolson.com
Tom,
Re: Hazy Daze
DRWG 2014-43
Permit# COM2014-00046
2020 Old Belfair Hwy
The following information is required to complete the review of the above noted project:
1. Per table 503 of the 2012 IBC the maximum allowable area for a F-1 use of VB construction is 1 story
and 8,500 sq ft.The project is 2 stories and 10,494 sq ft. , the only way to increase the number of stories is
to either fully sprinkle the building or change the type of construction to VA. Under table 503 VA
construction can be 2 stories and 14,000 sq ft.
If you choose to sprinkle the building it can be a deferred submittal, or provided revised drawing showing
full compliance with type VA construction requirements.
2.The engineering analysis provided is only for the new floor system, the original building was permitted
as a roof structure only with no walls, Mason County permit records do not show a permit being issued
for the exterior walls.The new engineering will need to include lateral load calc's for the exterior walls and
all dead loads for the additional work,IE the fire sprinkler system or the additional Sheetrock to meet the
VA construction requirements. Also the existing slab depth will need to be verified to show compliance
with the engineered drawings.
3. Section 903.2.11.1 of the 2012 IBC requires automatic fire sprinkler systems to be installed in the
building when the upper level of the building is not in compliance with this section.The 2 proposed
windows do not comply with item 2. of this section.
" Openings entirely above the adjoining ground level totaling at least 20 sq ft in each 50 linear feet or
fraction thereof, of exterior wall in the story on at least one side.The required openings shall be
distributed such that the lineal distance between adjacent openings does not exceed 50 feet. The height
of the bottom of the clear opening shall not exceed 44 inches measured from the floor."
Section 903.2.11.1.2 Openings on one side only.Where openings in a story are provided on only one side
and the opposite wall of such story is more than 75 feet from the openings, the story shall be equipped
throughout with an approved automatic sprinkler system, or openings as specified above shall be
provided on at least 2 sides of the story.
The new engineering will need to address any additional openings.
4.An NFPA 72 fire alarm system is required to be installed, this is required due to the lack of fire flow on
site.This requires a separate permit application and can be a deferred submittal.Also due to the lack of
fire flow on site the maximum fire area allowed is 6,000 sq ft.,As a result a 3 hour fire wall is required per
table 706.4 of the 2012 IBC. The wall will need to be designed to meet the requirements of chapter 7 and
the structural stability standards of section 706.2 and NFPA 221.
Please provide a tested assembly demonstrating compliance with the 3 hour rating along with new
engineering.
(5/14/2014) Larry Waters Page 2
5. Per section 1009.2 Interior exit stairways shall lead directly to the exterior of the building or shall
extend to the exterior of the building with an exit passageway conforming to the requirements of section
1023, except as permitted in section 1027.1.
Section 1009.2.1 Where required.Interior exit stairways shall be included, as necessary,to meet one or
more means of egress design requirements, such as required number of exits or exit access travel
distance.
Section 1009.2.2 Enclosure. All interior exit stairways shall be enclosed in accordance with the provisions
of section 1022. Section 1022 construction requires the enclosure to meet the 1 hour fire barrier
requirements.
6. Please list all types of cooking that will be done in the kitchen.
7. Please complete the WSEC form along with a lighting budget when you resubmit.
Larry Waters
Mason County DCD
Building/Fire inspector IV
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MEMORANDUM
TO: LARRY WATERS,TAM GRIFFEY and SIEVE SWARTHOUT
FROM: KRISTIN FRENCH
DATE: AUGUST 20,2002 t
RE: CHET'S TRUSS SITE; 12317-41-00050/60/70 U
On July 30, 2002, Larry Waters (Building Official), Steve Swarthout(Fire Marshal), and
Kristin French (Planner) conducted a site inspection at approximately 1980 Old Belfair
Highway (123 17-41-00050/60/70). The purpose of the site inspection was to evaluate
concerns raised by a citizen complaint filed July 18, 2002. The following bulleted items
represent the issues raised in the complaint, and in the space below each item please note
any actions required by your department to resolve the issues. I would like to get a
follow-up letter out to the property owner in a timely fashion and would like the letter to
incorporate any and all issues that we (the County) plan to raise.
• Truss Company operating begins at 6:00 or 7:00 in the morning. Increased
production, noise, and associated traffic.
— P(G�•�;,,� ��P+. Coo v,�w.c�.�-s w�'��-��
• Grading on site exceeds 200 cubic yards with no County review/ Land Modification
permit issued.
• "Mystery business" operating in large blue building. Business using questionable
chemicals and building located over (on) county easement ditch,..
' l� vk-vA:w1 c413 f 0 0 yi. iM-e1� " c�(..1 (
Planning Department Response to Issue #1:
This property was not identified / specially zoned during the recent land classification
effort (per consultation with Allan Borden). As such, it remains zoned as a Rural
Residential (RR5) property. A copy of the permitted uses, accessory uses, and special
permit required uses for RR5 parcels is attached.
The truss company that operates in the open-air structure has operated since
approximately 1990. As such, it is a legal, existing non-conforming land use. Legal,
existing non-conforming land uses are subject to Mason County Development
Regulations sections 1.05.011, .012, and .014. A violation of these sections has not
occurred.
The property owner should contact Long Range Planner Allan Borden at(360)427-9670
ext. 365 to discuss the possibility of having the parcel re-zoned to eliminate the"non-
conforming" status that currently exists.
Planning Department Response to Issue#2:
The Planning Department will rely on the determination made by the Building
Department regarding the need for a Land Modification Permit.
Planning Department Response to Issue#3:
The Planning Department will rely on the determination made by the Fire Marshal
regarding the status of the chemicals stored in the blue metal building permitted under
BLD95-00032. The Planning Department will also rely on the determination made by
the Building Department regarding the need for a Change of Use Permit based on
Condition #3 associated with BLD95-00032. The condition provides that this building is
classified as B-1 private garage (emphasis added) . . . Per the owner, Chet Loudin, the
building was leased to Northwest Quality Steel Buildings from approximately 1998 to
2000. The building was then leased to Bay Decking and continues to be leased to Bay
Decking (for approximately the last year). There is no public access to the building and
two employees work in the building.
If the current use is deemed by the Building Department to be consistent with BLD95-
00032, Condition #3, then the matter will be resolved. If the current use is deemed by the
Building Department to be inconsistent with BLD95-00032, Condition #3, then the
Planning Department will process the Change of Use application that is submitted and
will approve or deny the Change of Use application based on review by Rick Mraz ext.
577.
J /