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660 Riverside Emails 3-18 to 10-18660 Riverside Drive Bodelles Edibles May 8, 2018, 7:30 PM Good evening! This is Noelle Pinsonnault I emailed you in March about the zoning permit. We have secured a new location at 660 Riverside Drive, in Florence, not far from the Nonotuck Mill where we originally inquired about. The building is zoned Industrial, sub-type Manufacturing, and we are planning (once licensed) to operate a small closed kitchen for marijuana infused product manufacturing. We have a signed letter of intent from the property owner, and we are now just attempting to figure out what our first steps will need to be once we need to begin construction of a commercial kitchen. As stated previously, it is a relatively small space about 500 sq/ft located on the bottom floor of the building, underneath Indigo Coffee Roasters. I have attached a couple pictures for visuals. We are planning on making candy like salt water taffy and fudge, and will plan on using electric stove tops for heat, no gas appliances. I am hoping you can offer guidance as to what our first steps will need to be once we seek to begin additions like plumbing, and installing the required three-bay sinks. Thank you for your time, I look forward to hearing from you. -Noelle Pinsonnault Bodelles Edibles, LLC (413) 657-0123 bodelles420edibles@gmail.com Wed, May 9, 2018, 9:30 AM to Bodelle, Kim, David, Merridith, Carolyn Noelle, You'll need building, plumbing and electrical permits, and the plans need to be approved by the Health Department. We'll need drawings of the existing spaces and uses, proposed space, proposed renovations and how it is divided from the rest of the building. Since a commercial kitchen is different from the previous use of space, it may be classified differently and the building code may or may not require fire separation. Depending on wattage and what you're cooking, the cooking equipment may or may not require a grease hood or heat ventilation. You need to provide a code review; essentially an analysis of building code requirements for the project. You may need an architect or an engineer but it could be a contractor if they have the knowledge. Louis Hasbrouck Carolyn Misch <cmisch@northamptonma.gov> Wed, May 9, 2018, 9:34 AM to me, Mayor, Bodelle, Kim, David, Merridith The building code requirements will be in addition to the other requirements for local approval including host agreement with the Mayor's office and public meeting ahead of construction. Carolyn Misch, AICP Bodelle Bode <bodelles420edibles@gmail.com> Wed, May 9, 2018, 11:09 AM to me Good morning, and thank you very much for all the useful information. We are going to schedule our community outreach hearing for sometime the week of May 21st, and we wanted to make sure we can get as much of a head start as possible on contacting the right people and planning the construction. If you have any professional referrals to recommend to us, we would be open to considering them. We are going to make a detailed list of everything outlined in your email, and will send the documents to your department once we have them. Louis Hasbrouck <lhasbrouck@northamptonma.gov> Wed, May 9, 2018, 11:35 AM to Bodelle The building owner should be able to recommend someone. They did a project in 2011 and used an architect. Bodelle Bode <bodelles420edibles@gmail.com> Wed, Jul 25, 2018, 3:25 PM to me Good afternoon, this is Noelle again. We have been moving forward still, we held a community outreach meaning and have signed a host community agreement with the mayor, and have submitted all necessary packets for our application to the CCC. We brought in an architect to evaluate the space and we told him the minimal things we want done, and after looking at our rough sketch plans, he told us that it looks like we will not need a building permit for what we want to do, which is simply replace a couple doors, add in a hot water tank for a 3-bay sink (plumbing permit, yes), and finish the floor with some tiles. We are not going to use gas or electric stove, but rather induction cooktops since we are only going to be making candy and things that do not need to be baked in an oven, So now my question is, if we do not need a building permit, which I do not believe we will since we aren't altering any part of the building, In regard to your previous response, what will apply to us? Besides the obvious plumbing permit for installing a new hot water tank, what will we need to submit to your department and to the department of health? We have a couple contractors we are reaching out to this week, and would like to be able to gain some more clarity from you. Thank you for your time, Louis Hasbrouck <lhasbrouck@northamptonma.gov> Wed, Jul 25, 2018, 3:43 PM to Bodelle Noelle, If the architect lets us know that it's not a change in use ("use" as defined by building code chapter 3) and the proposed work doesn't require a permit per building code section 105, we'll be fine. An email from the architect is fine. The board of health or the license commission may require a building department inspection and sign off; often a building permit is the least expensive way ($100) as opposed to a periodic inspection ($150). If they don't, and the architect lets us know, you're all set. Bodelle Bode <bodelles420edibles@gmail.com> Wed, Jul 25, 2018, 4:17 PM to me Thank you for your quick response, below is a forwarded email from the architect we inquired with, Siegfried, We are just trying to confirm if we will or will not need plans drawn even if we can skip the building permit. Our potential use will be a product manufacturer, and the space is zoned industrial/manufacturing... If you need a direct email from Siegfried, I'll do my best to get him to email you as soon as possible. We just want to make sure we are doing everything correctly and completing all the steps needed to be in compliance with your department, in starting this kind of business! If there is anything we need to do when pulling plumbing and electrical permits, or any plans that need to be drawn, we are looking to hire a contractor or engineer to draw up any prints of plans needed. You mentioned several different plans in your previous email. We want to narrow down exactly what we need to submit in blueprint form if an engineer/architect stamp is needed. Thank you, From: siegfried porth <siegfriedp25@gmail.com> Date: Sat, Jun 9, 2018 at 11:21 AM Subject: Re: Measurements from Bodelles To: Bodelle Bode <bodelles420edibles@gmail.com> Hi, I do not think that you need a building permit for the work you are doing. Plumbing permit for the sink - Yes Any electrical work, you will need an electrical permit. A permit from the city to do business. The local inspector may wave the requirements for a building permit and therefore no Chapter 34 Sieg Louis Hasbrouck <lhasbrouck@northamptonma.gov> Thu, Jul 26, 2018, 1:55 PM to Bodelle, David Noelle, `As I said earlier, I can't be sure if you'll need a building permit without more information. You don't need to provide stamped drawings or documents from the architect but if you want an answer, you need to show us what you're going to do, how it's laid out, where the exits are, specifics on what equipment you're using, etc, etc. Sketch plans, a list of equipment, a narrative of the process and a list of exactly what you're going to do will help us decide. According to the building code, that space is currently an office ("B" use). Depending on what you actually do, it could be considered a commercial kitchen (which stays a "B" use) or a factory ("F" use). If it's considered a factory, that's a change of use. Per the building code, a change of use specifically requires a permit. We'll need detailed information to make those kind of decisions. Bodelle Bode <bodelles420edibles@gmail.com> Attachments Mon, Jul 30, 2018, 12:10 PM to me Good aftrenoon, thank you for your reply, here is a list of exactly what we're going to do once we receive notice of a provisional license from the CCC and after we sign the lease with the property owner: 1.Pulling out office carpet and patch from kitchen area 2. Replacing removed carpeting with expoxy flooring in kitchen area, 3. Replacing removed carpeting from office with laminate flooring. 4. Remove Both (2) current doors from both inside hallway and to alleyway 5. Replacing with security grade steel doors that fit the existing doorway. 6. Hiring specialist to pour concrete walkway along 50' alley way for new sidewalk entry. 7. Installing outside chain link gate/door to connect to existing fence with crash bar at end of 50' alley way. 8. Installing tankless hot water . 9. Installing 3 bay commercial sink 10. Installing seperate electrical panel to seperate our 500 sq ft from the rest of the floor 11. Installing perimeter alarm 12. Installing video security survalience system indoors and out doors on all entry ways. 13. Installing security steel bars over the windows. Existing space is unused on ground floor Used as coffee roaster on upper floor Previous use on ground floor as contractors office and storage. Proposed use on ground floor for closed kitchen for microbusiness cannabis edibles product maker. Leaving rentable storage rooms by property owner open and unused on ground floor. Indigo Coffee Roaster to remain on upper floor Equipment: Waring WIH400 Induction Cooktops Stainless Steel prep tables Computers, monitors, filing cabinets, office accessories, etc. Possible upgrades additions of equipment: Full size fridge and freezer. Fudge kettle Small Taffy Puller Attached, are sketches of the room and what we're going to put in there (as listed above). The only thing in there right now is the handwashing sink. The space is built out already. I also attached a couple pictures so you can get a visual of the chain link door we want to connect to the existing fence at the end of the alleyway to close it off for security reasons and make that alleyway a limited access areas for employees. If you have any questions or if anything in this email seems unclear, please feel free to reach out before making your decision Louis Hasbrouck <lhasbrouck@northamptonma.gov> Attachments Wed, Aug 1, 2018, 9:38 AM to Bodelle Noelle, You're doing enough work that you will need a building permit. We will waive the requirements for "construction control"; you won't need an architect involved for the rest of the project. The contractor will need to provide a letter; see attached example. I am comfortable with most of your plans. Some notes: It looks like you'll need to deal with the pipe that sticks out of the wall along the fence. You'll need to have someone find out what it does and what you need to do to it We'll need information on the proposed doors and gate hardware; they all need to be easy to open from the inside so people can escape in an emergency. You don't say how many induction cook tops you're going to use. Depending on the total wattage, you may need to provide ventilation (as required by the mechanical code). Does your business have access to the exit door at the end of the interior hallway? You'll need to provide information about any changes to the fire alarm system. The concrete sidewalk needs to be pitched away from the building. I don't know if you've checked whether the gas meter is large enough to supply a tankless water heater, but the gas company has a moratorium on new connections or larger regulators. Bodelle Bode <bodelles420edibles@gmail.com> Thu, Aug 2, 2018, 12:54 PM to me Hello, Here are some notes to your notes. We were told by the owner the pipe along the fence ( its about 4 ft under ground and currently covered with plywood ) that its use is unknown but it will need to be left accessible. I've requested the owner frame and cap it so we can build the walkway up to the cap flush. Still awaiting a response. The doors will have lever handles, easy to exit. The gate will have a push type crashbar, easy to exit. Induction burners , will be using 2. 2 Burners Each. @ 1800 watts Each. See attached link here https://www.webstaurantstore.com/waring-wih400-commercial-induction-range-120v-1800w/929WIH400.html?utm_source=Google&utm_medium=cpc&utm_campaign=GoogleShopping&gclid=CjwKCAjw1 4rbBRB3EiwAKeoG_-dUrG4zldqXS6PUKSZ71nvgBv7rwwVyaSz041ZePdNTR6z6s0CjlxoCwsEQAvD_BwE We do have access to the interior hallway, That is where one of the security doors will go. As we are renting just that corner of the lower floor. It is opposite the one to the proposed alley way. There is a sprinkler system in place. We were told it was installed before the walls were built. Leaving the hallway unprotected . And that it has not been ok'd by the Fire dept. since its installation. We requested an inspection and the property broker did not state why we requested this inspection so when they showed up they didnt know what they were there for. At this point we have requested he convey the correct information and get the fire dept over there to Ok the sprinkler system install and the walls being built afterward leaving the hallway as it is, without a sprinkler directly above it. The heating ducts are in place in the hallway. The architect pointed this out and we do not know if this is a concern. But we want to feel safe now that he pointed it out. We are awaiting a response from the property broker on this matter. Our concrete specialist we went to the site with to propose the job said it would definitely be pitched away from the building for drainage . We are aware of the gas moratorium. We will be using an electric on demand tankless hot water system for our dishwashing sink. Hope this clears things up a bit more. We have finished our application with the state and are currently awaiting more detail on a Provisional License. Also, We will be acting as our own contractors and finding a plumber to pull a permit for the hot water and sink install. The owner, ( being an electrician ) has agreed to pull the permit for the electrical work of separating our service from the rest of the floor and the building. Louis Hasbrouck <lhasbrouck@northamptonma.gov> Thu, Aug 2, 2018, 4:05 PM to Bodelle Pipe; I was thinking about this one if it sticks out into the alley between your door and the gate. Louis Hasbrouck <lhasbrouck@northamptonma.gov> Thu, Aug 2, 2018, 4:31 PM to Bodelle I wasn't aware of the sprinkler system. As far as inspecting it, the fire department doesn't do the kind of inspection you're thinking about. If you want to pursue it, someone would need to have a licensed sprinkler company inspect and test the system and then submit the report to the fire department. From my perspective, since the use group (per the building code definitions) is staying the same and since you are not relocation any walls, and since the building code wouldn't require a sprinkler system in the building as it is configured, the building permit wouldn't require a test report. You need a licensed contractor listed on the permit. This isn't an owner occupied single family house. The building code is very clear about this. As I said earlier, we would waive the requirements for an architect but you need a contractor. Bodelle Bode <bodelles420edibles@gmail.com> Fri, Aug 3, 2018, 1:03 PM to me Hello, We received word from the owner that the pipe sticking out of the wall that you circled in blue is the drainage for the sprinkler system. It can be cut back if need be. I honestly do not even remember seeing it so it must not be low enough to be intrusive. But I would like to see it cut back anyway myself. Thanks so much you have been the most helpful in our process! Bodelle Bode <bodelles420edibles@gmail.com> Thu, Aug 16, 2018, 4:44 PM to me Good evening, this is Noelle again, after reaching out to several licensed contractors, none of them see any work for them to do as a licensed contractor. One of them suggested to have the building owner sign off on the construction control letter. The building owner himself is a licensed electrician and will be able to pull a permit to separate the room's electricity from the rest of the building, and we would just hire a plumber to install the tankless hot water system...we are not going to be altering any part of the building, so now after talking with a few contractors we are wondering if we could just have the building owner sign off on the letter. Thank you for your time, -Noelle Pinsonnault Louis Hasbrouck <lhasbrouck@northamptonma.gov> Thu, Aug 16, 2018, 5:56 PM to Bodelle Noelle, I'm not sure how I can be much more clear. You need a building permit for the work you're doing for any number of reasons, including the fact that you're converting a business office to a commercial kitchen, but primarily because the building code says you need one: 105.1 Required. Any owner or owner’s authorized agent who intends to repair, add to, alter, relocate, demolish, or change the occupancy of a building or to repair, install, add, alter, remove, convert, or replace any electrical, gas, mechanical, or plumbing system, the installation of which is regulated by this code, or to cause any such work to be performed, shall first make application to the code official and obtain the required permit. Bodelle Bode <bodelles420edibles@gmail.com> Thu, Aug 16, 2018, 6:27 PM to me, jeff Good evening, this is Marc. We are not questioning the permit You responded that a "contractor " would need to submit the letter . So we discussed it with several contractors..I am confirming that their suggestion of the building owner would suffice. Now with the print you've just copied, ( Thank You ) I see that it states "Any Owner " So we will have the property owner submit the letter and building permit. We are trying to do this the right way, is this correct? Sincerely, Marc Bode 413-297-0465 Louis Hasbrouck <lhasbrouck@northamptonma.gov> Fri, Aug 17, 2018, 10:11 AM to Bodelle The owner is a licensed electrician. You need a (Mass) licensed construction supervisor, or an architect/engineer in charge of the project. Again, this is a specific code requirement. Bodelle Bode <bodelles420edibles@gmail.com> Fri, Aug 17, 2018, 10:55 AM to me, jeff Thank you for the information. I am wondering if you may have any referrals. The architect drew up those plans and never got back to us. The property broker tells us we dont need one as we are not reconstructing the property. So I understand at least we do not need the stamp or blueprints. The contractors we spoke with do not see any work for them to do and sent us back to the owner. The health dept doesnt think they will be inspecting us but lawyers say they will. So we want to set up the kitchen inspection ready regardless. We understand this is a new industry but we are being sent back in forth in every direction and it can get very confusing. We will search for another contractor. We do not know the code requirements and appreciate your time explaining this a bit more clearly with all of our questions. Marc Louis Hasbrouck <lhasbrouck@northamptonma.gov> Fri, Aug 17, 2018, 11:07 AM to Bodelle You should talk to the building owner. I'm sure he can put you in touch with some reliable contractors. The property broker is wrong about not needing a permit or a contractor. You will end up needing a building inspection, permit sign off and certificate of occupancy for your Cannabis Control license. NETA needed one for the dispensary and also for the retail space. From: Bodelle Bode <bodelles420edibles@gmail.com> Date: October 31, 2018 at 9:39:33 AM EDT To: jcmhome@comcast.net Subject: Re: Bodelle's Project Specs Good morning, Jesse. No we do not mind, as we have been in touch with the commissioner since May about this project. You can send him all the attachements which include screenshots of emails to him, and for your convenience, I have copied and pasted our project details below--the details we had emailed him a couple months back about the project, to which he replied that we need a building permit for the project but can waive the construction control. Bodelle's Edibles, LLC -- Microbusiness Marijuana Product Manufacturer. 1.Pulling out office carpet and patch from kitchen area 2. Replacing removed carpeting with epoxy flooring in kitchen area, 3. Replacing removed carpeting from office with laminate flooring. 4. Remove Both (2) current doors from both inside hallway and to alleyway 5. Replacing with security grade steel doors that fit the existing doorway. 6. Hiring specialist to pour concrete walkway along 50' alley way for new sidewalk entry. 7. Installing outside chain link gate/door to connect to existing fence with crash bar at end of 50' alley way. 8. Installing tankless hot water . 9. Installing 3 bay commercial sink 10. Installing seperate electrical panel to seperate our 500 sq ft from the rest of the floor 11. Installing perimeter alarm 12. Installing video security survalience system indoors and out doors on all entry ways. 13. Installing security steel bars over the windows. Existing space is unused on ground floor Used as coffee roaster on upper floor Previous use on ground floor as contractors office and storage. Proposed use on ground floor for closed kitchen for microbusiness cannabis edibles product maker. Leaving rentable storage rooms by property owner open and unused on ground floor. Indigo Coffee Roaster to remain on upper floor Equipment: Waring WIH400 Induction Cooktops Stainless Steel prep tables Computers, monitors, filing cabinets, office accessories, etc. Possible upgrades additions of equipment: Full size fridge and freezer. Fudge kettle Small Taffy Puller We have already completed a zoning permit application to the building dept. which they approved, so it is definitely zoned correctly. If he recognizes the project and wonders why it has taken us so long in this process, we have had to rewrite quite a few documents that were sent back by the Cannabis Control Commission for our license, but we are still moving forward and hope to sign a lease with this property before the end of the year. Thank you for your time, -Noelle Pinsonnault Bodelle's Edibles, LLC 660 Riverside Dr, Florence, MA 01062 Louis Hasbrouck <lhasbrouck@northamptonma.gov> Attachments Wed, Oct 31, 2018, 1:24 PM to Jesse Jesse, The only thing I never found out is how they're going to deal with a pipe that sticks out of the wall on the back side of the building (see attached email and picture) the rest is OK; just a permit application. Jeff Marney may have information about the pipe. Jesse Montgomery <jcmhome@comcast.net> Wed, Oct 31, 2018, 4:00 PM to me The pipe is the sprinkler drain. I suppose it can exit where it is but turn and follow wall down toward ground? That way it’s not a hazard for the walkway Louis Hasbrouck <lhasbrouck@northamptonma.gov> Wed, Oct 31, 2018, 4:08 PM to Jesse It just needs to get out of the way. It will need to be a sprinkler company if the pipe is actually connected to the system. Anybody can do it if it has an "air gap", or if the system is dead.