Codes Corner: Condensate Discharge
Water heaters and furnaces that produce condensate are considered high-efficiency with an AFUE (Annual Fuel Utilization Efficiency) rating above 90 percent. These units are
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known as condensing furnaces and condensing water heaters and discharge a large amount of water (condensate). The IRC isn’t real clear when it comes to appropriate condensate discharge, however the Mechanical and Fuel Gas codes are and can be used to determine what the IRC implies. Section 307.1 of the Mechanical Codes states: “Liquid combustion by-products of condensing appliances shall be collected and discharged to an approved plumbing fixture or disposal area in accordance with the manufacturer’s installation instructions…..”. Most manufacturer’s installation instructions will require discharge to an exterior drain or laundry tray and may or may not require the condensate to be treated through a neutralizer prior to discharge, due to acidity. Contractor’s need to be familiar with what appliances are to be installed during the early stages of construction in order to accommodate for appropriate condensate discharge. Simply terminating the discharge piping at the exterior of the building is not sufficient.
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Example of a non-compliant condensate drain discharge:
This is a typical discharge of a T&P Valve, which is not the same as a condensate drain. The T&P Valve will have an air gap between the appliance and the discharge piping and does not have a flow of water unless there’s an over pressure event. Condensate drains will freeze during cold weather events, which will prohibit the condensate drain to function.
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Training Opportunities: 2018 Code Change Trainings
The next scheduled training will be on Thursday December 13, 2018 in Flagstaff, 101 W. Cherry Street. The training will be on the significant changes to the 2018 Fire Code (IFC) and the Wildland Urban Interface Code (WUI). Interested individuals can register at ICCGrandCanyonChapter@gmail.com
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Permit Data: Month of October
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(Click image for larger version)
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New Employee(s) and Job Opportunities:
Community Development has welcomed its newest member to our team, Kathryn Schmidt, who has recently been hired as a Permit Technician. Please make sure to say hello to Kathryn when visiting Community Development for your permitting needs.
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The Community Development Department will be recruiting for an additional Permit Technician position in the month of December. Interested applicants may apply at: http://www.coconino.az.gov/257/Human-Resources
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Code Compliance
5 Quick and Important Points on Vacation Rentals in Coconino County
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Coconino County is a unique tourist destination. The Grand Canyon National Park alone gets approximately 6 million visitors a year. Lake Powel receives 3 million visitors per year, and Coconino National Forests estimate 4.6 million visitors annually. This does not include National Monument tourism, people here for winter sports, and summer visitors here to enjoy the cool weather. This is a huge number of people who need lodging.
Whether you love them or hate them, Vacation Rentals are here to stay and only increasing in number. In my capacity as Zoning Inspector, I thought I would take this opportunity to discuss how we can better protect human health and safety by clarifying some of the standards for Vacation Rentals. Here are 5 quick points on how to make a safer stay for your guests, and avoid having me show up at your doorstep due to a violation of the Zoning Ordinance or Building Codes:
1) Smoke and Carbon Monoxide (CO) Detectors-
If you don’t read anything else in this article, please install a smoke detector and a CO detector in your rental. Please test the smoke and CO detectors to make sure they are working. With fireplaces and heaters coming on for the fall/winter season please consider your guests' safety first.
2) What You Can Rent as a Vacation Rental?
Arizona State Law defines a Vacation Rental as the following:
“One-to-four-family house or dwelling unit or any unit or group of units in a condominium, cooperative or timeshare, that is also a transient public lodging establishment or owner-occupied residential home…”
A dwelling unit, according to the International Residential Code definition, has permanent provisions for living, sleeping, cooking, and sanitation.
3) What You Can’t Rent as Vacation Rentals?
Teepees, tents, cars to sleep in, accommodations that do not meet the definition of a dwelling unit, are prohibited. Recreational vehicles that have not been approved for a Temporary Use Permit, are prohibited.
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Many people ask me what the problem is with camping in a tent on their property. My answer is that residential neighborhoods were not designed to be commercial campgrounds. The buckets you see in this picture are the sanitation system. This is a clear violation.
If you would like to set up a commercial campground you can contact our Planning and Zoning Division at 928-679-8895.
4) Can I Rent My Recreational Vehicles as a Vacation Rental?
The answer to this question is…it depends.
Yes, you can rent your Recreational Vehicle if:
- There is not a primary dwelling already on your parcel
- You have a current Temporary Use Permit
No, you can’t rent your Recreational Vehicle if:
- You already have a home on your property
- You have no Temporary Use Permit to camp
- The 100 consecutive days for your Temporary Use Permit has expired.
5) Can I Rent Out My Place for Weddings?
According to Arizona Revised Statutes ARS-11-269-17:
“Vacation rental and short-term rental do not include a unit that is used for any nonresidential use, including retail, restaurant, banquet space, event center or another similar use.”
This means no weddings, no receptions, no events, no food service, and no business beyond a short-term rental for spending the night.
If you have any questions, please call me before you buy a property or invest money into a situation that may not be allowed by county and state laws. You can reach me at:
Elizabeth Richardson
928-679-8856
erichardson@coconino.az.gov
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Update from Environmental Engineering Supervisor
I have begun being a bit more productive in processing applications as I gain a better understanding of the processes and procedures.
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Layne Tucker has taken up his new duties as an Environmental Quality Specialist and is already helping clear some of the backlog from being understaffed. He can be reached in the office at (928) 679-8793 or his cell phone at (928) 890-4169. He is still training with Brian Buzzell so territories have not been established.
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The new resource list of designers, installers, contractors and inspectors is available on our web site. Please send additions or changes so that it can stay current. The transfer of ownership application is also on the web site.
The fee schedule has been reformatted to make it simpler to use and explanatory notes have been added. There was no change in the fees themselves. New fees are going through the adoption process now. The explanatory notes do clarify, for example, how many reviews are covered by the original fee. If that number is exceeded, additional fees will be charged.
We are accepting digital submittals and resubmittals at plansubmittals@coconino.az.gov. You may copy the reviewer if you would like, however if it is sent directly to the reviewer there may be a delay in getting the submittal logged in. Paper submittals are still being accepted at the front counter or by mail. Currently only one copy of each document is required. (The applications still indicate that multiple copies are required however we have implemented scanning all documents so we only need one copy.) That also means that approvals including stamped plans are sent out digitally if an email is provided. If not, or if an applicant or designer requests a paper copy, it will be provided.
We have been working on the Room Addition and Remodel application to simplify and clarify the process. This is a review to determine if the onsite wastewater system is still adequate for the additions and/or modifications being proposed to the residence or commercial property. The submittal is being limited to documenting existing structures and proposed structures with design flow calculations for both.
If you have specific concerns about the program please feel free to call, write or visit.
David M. Monihan Jr., PE, RLS
(928) 679-8772
dmonihan@coconino.az.gov
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Zoning Ordinance Amendment regarding Campgrounds:
On November 9th, the Planning and Zoning Division presented a panel session entitled “Coconino Campgrounds: Benefits and Standards in a Tourist-Oriented Community” at the Arizona Chapter’s 2018 American Planning Association conference. The APA Conference is an annual gathering of planning and development professionals from around the state to learn from one another and network. Cynthia Nemeth, Director of the Coconino County Parks and Recreation Department, Brian Poturalski, Recreation Program Manager for the Coconino National Forest, Brad McNaught, Under Canvas Glamping Partners Director of Real Estate, and Zach Schwartz, Senior Planner for Coconino County Community Development, all spoke on the panel. Cynthia spoke to new trends in camping and growing numbers of campers in the nation, Brian explained the values and methods of camping in the US National Forests, Brad provided an industry perspective on campgrounds with details on ‘glamping’ and growth in the industry, and Zach explained existing and proposed Zoning Ordinance allowances and requirements for commercial campgrounds on private land in Coconino County. This was a timely session, as many new changes have been proposed by the Community Development Department for expanding commercial campground opportunities on private land in the County. Staff was able to solicit some feedback for the proposed changes from planners who have worked on campground ordinances in other jurisdictions and other planners who had not dealt with campground ordinances learned how they might incorporate similar standards into their communities.
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Photos from the Arizona Chapter’s 2018 American Planning Association conference.
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Sustainable Building Program
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Interested in incorporating more high performance or sustainable features into your build? Working on a sustainable building project that deserves recognition? The Sustainable Building Program offers free consultations, information and resources, and a free certification program to help you achieve your resource-efficiency goals.
Click here to see the Sustainable Building Program's latest newsletter on sustainable building valuation.
Featured project of the month: Tiny Camp
This cluster of five tiny houses is going through the Sustainable Building Program certification process. Four of the units are in place, and the fifth, which will be an off-grid unit, will be soon. One of the aims of the creator of TinyCamp was to provide comfortable tiny homes for people to try out to see how livable these small spaces can be. In addition to using less materials and having less space to heat and cool, these units have a variety of other sustainable features. The fixtures are all low flow, and the greywater is separated for future irrigation use. Two of the units have solar PV, and energy efficiency measures include mini-splits for energy efficient heating and cooling, LED lighting, and on-demand water heating. Learn more about Tiny Camp at their website.
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Recruitment:
Community Development is still in the recruitment process for the Urban Wildlife Planner position. The position has closed.
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