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Bought an old home in a small town to start a tea room on the first floor and live on the second

Discussion in 'Welcome Forum' started by Thedollhousetearoom, Feb 23, 2020.

  1. Thedollhousetearoom

    Thedollhousetearoom Registered User

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    Definitely open to other ideas! My impression was that short of ripping up the walls, we would have to turn off the in-wall romex at the breaker and run a new line in conduit.
     
  2. Thedollhousetearoom

    Thedollhousetearoom Registered User

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    Upstairs bathroom is halfway up the stairs accessed via the landing. The downstairs bathroom will serve as our ADA accessible bath and the upstairs bath will act as overflow bath given occupancy load just under 50. With Covid19 we're considering reducing OL for the first year, which would remove the need for the second bath.
     
  3. Thedollhousetearoom

    Thedollhousetearoom Registered User

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    Quick general update: we got a concession from the AHJ that we can go with a 13D sprinkler system instead of a 13R! I THINK this is a big win in terms of cost and complexity. 13R was going to require installing a wider pipe from the supply (to increase pressure) or a pressurized tank. 13D, from my understanding, avoids the need for adding any pressure beyond what we already have. The trade-off is that the 13D has to sprinkle both floors, residential and retail. The 13R was going to only need to sprinkle the first floor (retail). I've contacted several sprinkler companies but they're either not interested (project too small, Seguin hard to work with, etc.) or they're prohibitively expensive. CDA recommended a Dallas company but they were still out of our budget. AHJ referred us to a local company that does installs and they were surprised that we got a 13D concession. We're moving forward with them at the moment. I just supplied floor plans for both floors and hoping to get a rough cost estimate later this week based on that. The first floor has a couple "quirks" that one of the other companies took issue with. The first floor has 10-ft ceilings in most rooms, but the kitchen has a dropped ceiling of about 8 ft. and they explained to me that they needed to sprinkle between this gap. There's access to do this but it's tight and they were balking at their guys having to do that. Fingers crossed that the new, local company can navigate that issue.
     
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  4. cda

    cda Sawhorse

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    Yep sprinkler retro fits, can be a problem.

    If you have good city pressure, you can run a 13D.

    You can get a water hose cap, with gage and see what the pressure is. Plus the fire sprinkler company will have to do it.


    What is that measurement??? to sprinkle between this gap.
     
  5. Thedollhousetearoom

    Thedollhousetearoom Registered User

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    @cda, do you mean the vertical gap between the drop ceiling and the joists above? I think it's about 2-2.5 ft. gap. So it's definitely tight. If we have to sprinkle this and it becomes a big obstacle, we'd be tempted to rip up the ceiling. It'll expose a bunch of ugly pipes and conduit and make a big mess, but then we'd have ceilings at the same height throughout the first floor... I don't love any of my options at this point.
     
  6. cda

    cda Sawhorse

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    If you do a 13D system

    Will look, but should not be a problem

    You are talking about a void area above the drop ceiling ?
     
  7. Thedollhousetearoom

    Thedollhousetearoom Registered User

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    That's correct: void above drop ceiling. We were considering a 13R system when that topic came up, so I think/hope you're right that we can dodge that complexity with a 13D.
     
  8. RickAstoria

    RickAstoria -------------------

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    Is there something akin to the Home Bakery Exemption in Oregon:
    https://catalog.extension.oregonstate.edu/sites/catalog/files/project/pdf/em9192.pdf

    If there is something like this in Texas where you can basically make a mini-boutique bakery establishment where you sell certain bakery items and sell them from your home. Don't get too caught up in the details of the Home Bakery exemption in Oregon. Is there something similar to this in Texas where the space is incidental and accessory to that of the main dwelling where. In cases like this, a home literally does not require the type of changes as a restaurant (with it's commercial grade kitchen requirements). This is something I am not familiar with in Texas.
     
  9. Thedollhousetearoom

    Thedollhousetearoom Registered User

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    I'll take a look at this. I don't think there's anything quite like this in the Texas code. My basic impression is that Texas code doesn't add much beyond the IRC/IFC/IBC so there are provisions for live/work mixed-use spaces and that's about the best I've found. While we got the 13D accommodation, it's been a HECK of a hard time finding someone to do the install. In theory 13D means easier, cheaper, etc. but it's a bit of a gap in the market. Most commercial installers don't want to mess with 13D systems because the job is too small (I keep hearing "oh we're too busy to do that kind of a project" which I take to mean that the 13 and 13R systems are more profitable) and the plumbers that serve the residential fire sprinkler system niche are few and far between. I THINK I may have just found one in San Antonio that'll consider the job. At first they thought I was describing a commercial job and they told me that they don't do those, but I clarified that it was a residential job and they're going to consider it. Fingers crossed! The code part of this seems to be going quicker than the vendor evaluation at this point. The AHJ has been really accommodating and this will be the first Neighborhood Commercial zoned building with a 13D install. He already has an idea for what's going to be required to inspect it, so I think we're in good shape there. Just have to get this company interested/invested enough to see the design through!
     
  10. cda

    cda Sawhorse

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    You might send an email to one of the San Antonio


    Fire protection specialist
    See if they have some sprinkler company suggestions


    https://www.sanantonio.gov/DSD/About/Employees
     
  11. cda

    cda Sawhorse

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    You might also look to austin, not much further
     
  12. cda

    cda Sawhorse

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    My best source



    cindy@nfsa.org


    She has contacts Texas wide
     

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