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20070222150044.pdfOT Ebb City of Edmonds PLAN REVIEW COMMENTS BUILDING DIVISION Fst } goo (425) 771-0220 DATE: February 22, 2007 TO: Chris Hupy amakirkland@hotmail.com FROM: Jenny Readwin, Plans Ex ne RE: Plan Check # 2007-0069 Project: Hupy Add/Remodel Project Address: 23620 74th Ave W During review of the above noted application, it was found that the following information, corrections, or clarifications are needed. Please redline plans or submit two (2) sets of revised plans/documents (affected sheets only) with a written response to each of the items below to a Permit Coordinator. 1) Provide top and bottom wall elevations for proposed rockery and stair retaining walls along the West side of the residence. 2) Snohomish County Assessors are showing this lot as one parcel. Site plan shows two. Please clarify why a property line is shown down the middle of the lot and remove if not applicable. 3) On sheet A0.0 please modify construction type from V -N to V -B under code information and project data. 4) Show how island sink will be vented through the roof or with a loop vent as permitted by UPC 909.0.Air admittance valves are not permitted unless first approved by the Building Official under and alternate method per UPC 301.2. 5) Water heater in the guest bedroom closet is required to be direct vent. Please note on plans. 6) Specify CFM for all exhaust fans on sheet A2.3 (50 cfm bath/laundry, 100 cfm kitchen stove, and specify location and cfm of whole house fan). 7) Note minimumgarage dwelling separation of 5/8" type X on the ceiling when there is habitable space above. 8) Provide rise/run information for spiral stairs complying with R311.5.3. 9) Clarify on the plans if the windows in basement bedrooms 1 & 2 meet egress requirements of R310. 10) Specify on the elevation views the grade slope away from the building. If minimum 6" within 10' is not possible or habitable or useable space is below grade, foundation drainage is required. Provide footing drain detail on foundation sections complying with R405.1 and show required drain locations on the foundation plan. 11) Per our Rockery handouts any rockery located in a critical area regardless of height must have plans designed consistent with ECDC Chapter 23.80 (including design calculations) and stamped by a Washington State Licensed Professional Engineer. The City reserves the right to require peer review and/or special inspections for all walls in critical areas or their buffers. 12) Per my earlier conversations with Aimee at Driftmier Architects back in August a soils report will be required for the addition area near the slope along the East property line down to 74th Ave. If poor soils are determined a complete soils report for the entire lot will be required. Please provide. See attached for minimum report requirements. Special Inspections will be determined once report is received. 13) Special inspections are required for the following. Complete the enclosed special inspection agreement signed by the owner, the general contractor and the special inspector and submit to the City for approval prior to issuance. Special inspector must either be a Washington State Licensed Professional Engineer of WABO certified inspector. • Epoxy Holdowns/anchor bolts 14) See attached structural comments from city consultant. Respond to each item in writing. Page 2 of 2 Eagle Eye Consulting Engineers, P.S. PO Box 523 Olalla, WA 98359 hoytjeter@centurytel.net 360 874 0562 Fax 360 874 0591 To: JoAnne Zulauf 121 5th Avenue N Edmonds, WA 98020 Re: Hupy Residence Date: Thursday, February 08, 2007 23620 74th Avenue West Edmonds, WA 98020 Plan Review # 2007-0069 EECE # EDM 07-05 Structure Stated Exiting Area S.F. Stated New Area S.F. Basement 1008 2408 Main floor 1008 1716 Carport 584 Total 2600 4124 Garage 692 Total 4816 Deck Main floor 355 Grand total 5171 The above referenced project is in the process of plan review for compliance with Edmonds ordinances and applicable codes. The following comments, deficiencies/corrections must be addressed prior to completion of plans review and subsequent issuance of permits. Provide revised plans and calculations along with a written response to each of the items listed below to facilitate a shorter back -check time. SCOPE OF REVIEW The scope of this review is for the Structural requirements of this project. All features were checked only to the extent allowed by the submittals provided. All portions of this project are assumed to meet or will meet other departmental requirements, conditions and concerns before permit approval. Page 2 of 4 EECE#: EDM 07-05 Hupy Residence STRUCTURAL COMMENTS General 1. EOR please clarify the design analysis. The design analysis has two wall lines with the same mark. For example wall line mark 1. 1 was unable to cross reference the analysis with the drawings. Please clarify in order to verify the design of the wall. 2. EOR please clarify the hold down that states "not required" in the analysis. The values for wall line 2 have uplift value that need to be resisted. For example sheet 6 states uplift forces up to 595 pounds. Why is their not a hold down specified for this wails. Please clarify. Sheet S 1.2 MAIN FLOOR FRAMING PLAN: 3. EOR please specify the size of the beams supporting the 11-7/8 TH 110 cantilevering at the Hot tub area. Also specify the required connection of the 11- 718 TJI 110 to this beam. 4. EOR there is abeam label "flush beam" at the dining room without any hanger specified. Please add this information to the drawings or clarify where this is specified. 5. EOR please specify the required post cap for the 5-11 PSL to the supporting post. 6. EOR please specify the required connections of beam mark 5-11 and beam mark 3- 9. 7. EOR please clarify the support of 5-14 at the concrete wall. Detail states E/S3.1. There is a note to place beam exiting pocket. Please clarify the depth of the existing pocket and the required connection of this beam to this wall. How is this being connected at the existing pocket? Please clarify on the drawings. 8. EOR please provide calculations for the neve continuous footing reference per section J/3.1. This is supporting the concrete wall and the new roof beams and is located at the family room. Per check analysis it appears the footing will exceed the allowable bearing pressure. IBC 1801.2 Sheet S 1.3 ROOF FRAMING PLAN: 9. EOR please add a collector element for the interior shear wall in the living room. Page 3 of 4 EECE#: EDM 07-05 Hupy Residence 10. EOR please add a collector element for the shear wall in the dining room where it is noted book shelves on the drawings. Approximately grid C of the analysis. There is nothing to drag the forces into this wall. Sheet S5.1 ROOF FRAMING DETAILS: 12. Detail E: EOR please specify the required hanger to use for the 4x6 porch beams, This detail is cut on sheet S 1.3 but I was unable to find the required hanger specified. This must also resist some uplift loads due to this being an exterior beam. Please clarify the required connections for these beams. 13. Detail D: Drawing state A34 ea side of the 4x6 porch joist. A34 does not resist uplift force as details. Per check analysis for these beams uplift forces must be resisted. Please clarify how this will be transferred to the supporting member. Simpson A34 table. Sheet S5.2 ROOF FRAMING DETAILS: 14. EOR please provide analysis for the timber trusses shown. I was unable to find this in the submitted package. Additional corrections may be required following receipt of corrections and additional information as requested. Your plans are being reviewed concurrently with the Building Department, Fire Department, Zoning Department and Public Works Engineering. Changes, clarifications or additional corrections may be required subsequent to the Building Department plan review when comments are received from the other concerned departments. Page 4 of 4 EECE#: EDM 07-05 Hupy Residence Should you have any inquiries regarding this letter, please contact Hoyt Jeter at (360) 874-0562 between 8:00 a.m. and 5:00 p.m. By: Hoyt Jeter, P.E. President CITY OF EDMONDS SPECIAL INLND SPECTION ATESTING AGREEMENT Lo The project at s,3to" �- issued under building permit number requires special inspection and/or testing per IBC Chapter 17. The complete list of special inspections is attached to this document. BEFORE A PERMIT CAN BE ISSUED: The owner and contractor and special inspector shall complete this agreement and the attached structural test(s) and inspections schedule including the required acknowledgements. APPROVAL OF SPECIAL INSPECTORS: Each special inspector shall be approved by the Building Official prior to performing any duties or inspections. Each special inspector shall submit Statement of Qualifications to the Building Official for review. Special inspectors shall display identification when performing special inspections on site. Special inspection and testing shall meet the minimum requirements of IBC Chapter 17 and the following: A. Duties and Responsibilities „of the Special Inspector 1. Observe Work The special inspector shall observe the site work for conformance with the approved (stamped) plans and specifications and applicable workmanship provisions of the IBC. Architect or Engineer reviewed shop drawings may be used only as an aid to inspection. Special Inspections are to be performed on a continuous basis—meaning that the special inspector is on site at all times observing the work requiring special inspection. Periodic inspections, if any, must have prior approval by the City based on a separate written plan reviewed and approved by the Building Official and the engineer or architect of record. 2. Report Non -conforming Items The special inspector shall bring non -conforming items to the immediate attention of the contractor and note all such items in the daily field report. Any item not resolved in a timely manner shall be immediate cause of the special inspector to notify the Building Official of the plan deviation, error, change or omission. It shall also be the duty of the special inspector to promptly notify the engineer or architect. 3. Complete Daily Reports Each special inspector shall complete and sign both the special inspection record and the daily report form for each day's inspection. These records shall remain at the jobsite with the contractor for review by the City Building Inspector_ 4. Furnish Weekly Reports The special inspector or inspection agency shall furnish the City with weekly reports of tests and inspections. The project engineer or architect, and others as designated shall also be copied on reports. Weekly reports must include the following: • Description of daily inspections and tests made with applicable locations + List of all non -conforming items « Report on status of non -conforming items (resolved or unresolved) Itemized changes authorized by the Architect, Engineer and City if not included in non- conformance items. 5. Furnish Final Construction Report The special inspector or inspection agency shall submit a final signed report to the City stating that all items requiring special inspection and testing were fulfilled and reported. And, to the best of L.ITEMP1BUtLDING1SpeciallnspectionAgeementIBC.doe 7/04 his/her knowledge the project is in conformance with the approved plans and specifications, approved change orders and the applicable workmanship provisions of the IBC. Items not in conformance or unresolved items or any discrepancies in inspection coverage, (i.e., missed inspections, periodic inspection when continuous inspections were required, etc.) shall be specifically itemized in this report. B. Contractor Responsibilities 1. Notify the Special Inspector It is the duty of the contractor to notify the special inspector when work is ready for special inspection. Note, the items listed on the attached schedule and as noted on the approved plans and specifications are required to have special inspections. Adequate notice shall be provided by the contractor so that the special inspector has time to become familiar with the project. 2. Provide Access to Approved Plans The contractor is responsible for providing the special inspector access to approved plans at -the jobsite. 3. Retain Special Inspection Records The contractor is responsible to retain at the jobsite all special inspection records submitted by the special inspector. These records are to be provided to the City building inspector upon request. C. City of Edmonds Building Department Responsibilities 1. Approve special inspectors or inspection agencies The building department shall approve all special inspectors and special inspection requirements. 2. Monitor special inspection and approve weekly reports Work requiring special inspection and the performance of special inspectors shall be monitored by the City Building Inspector. 11is/Her approval must be obtained prior to placement of concrete or other similar activities in addition to that of the special inspector. 3. Issue Certificate of Occupancy The Building Official may issue a Certificate of Occupancy after all weekly special inspection reports including the final report have been submitted and accepted. D. Owner Responsibilities The project owner or the engineer or architect of record acting as the owner's agent shall fund special inspection services. E. Engineer or Architect of Record Responsibilities The engineer or architect of record shall include special inspection requirements on the plans and specifications. ACKNOWLEDGEMENTS I have read and agree to comply with the terms and conditions of this agreement. Owner Special Inspector General Contractor City Building Official L:ITEMPIBUILDING1SpeciallnspectionAgreementIBC.doc 7104 Date Date Date Date SPEC L INSPECTION AND TESTING SCHEDULE �7 006 q lV `� C--` BU4i>tERM[itva. wtaeEss 1 txoTEvnNGmcjTcn0N AGU4CYasPECL-k.0qSffCWR REINFORCED CONCRETE, GUNITE, GROUT AND MORTAR: STRUCTURAL STEEL/WELDING: Concrete Granite Grout Mortar — Sample and Test (list speci€ic mesrtbefs below) . Aggtegatc Tests _ Shop IMa"ai Idcatifrcation Reinforcing Tests �W-ldin Inspection 0Shop ❑Field Mix Dcsigtrs Uluasonw Inspection 11 Shop 0 Field Reinforcing Piacen=1 _ Higb-strength Bolting Batch Plant Ittspoc[ion Inspection © Shop [] Field Placine O A325 ©N ❑ X . OF Cam Samples EIA490 Pick-up Samples _ Metal Deck Welding Inspection Compression Tests _ Reinforcing Steel Welding Inspection — Metal Stud Welding Inspection PRECASTlPRESTRFSSED CONCRETE: _ Concrete Insert Weldint Inspection Piles Post -Tens Pre -Tens Cladding Aggregate 3csts Reinforcing Tests Tendon Tests Mix Desi¢rrs Reinforcing Placement Insert Placement Concrete Batching Concrete Placement Installation Insepction Cast samples Pick-up Samples Compression Tests MASONRY- — Special Inspection Stresses Used Preliminary Acceptance Tests (Masonry Units. Wall Prisms) Subsequent Tuts (Mortar, Grout. Field Wall Prisms) Placeureut Inspection of Units ADDITIONAL INSTRUCTIONS OR OTHER TESTS AND INSPECTIONS: FIREPROOFING: _ PlacerncntInspection r Density Tests Thickness Tests Inspect Batching INSULATING CONCRETE: — Sample and Test — Placement Inspection — Unit Weights FILL MATERIAL: — Acceptance Tests — Placement Inspection — Field Density STRUCTURAL WOOD: — Shear Wall Nailing Insptction — Inspection of Glu -lam Fab- - Inspection of Truss Joist Fab. Sample and Test components kv Form completed by: Title Telephone No.: Dam: SOILS INVESTIGATION AND/OR REPORT (Cont.) The classification of bearing soil at the site must be determined and called out on the plans. The following information from IRC Table R401.4.1, will assist individuals in determining the soil classification of the building site. The Building Official may require this classification to be made by a Washington State licensed Geotechnical Engineer or Engineering Geologist in a written report when soils are not adaptable to conventional spread footings or if allowable foundation and lateral pressures do not meet the values set forth in the table below. The allowable foundation and lateral pressures may not exceed the values in this table, unless data to substantiate the use of higher values is submitted. Sidehill or steep slope construction IS NOT considered conventional construction and soils reports are required for lots with 15% or more „slope, Wunless determined unnecessary the Building Official. For more specific and technical information on soil capacity, foundation design and construction components, refer to IBC Chapter 18 and IRC Chapter 4 or contact a professional engineer. TABLE R401.4.1 PRESUMPTIVE LOAD-BEARING VALUES OF FOUNDATION MATERIAIV For SI: 1 pound per square foot — 0.0479 kN/m2. a. When soil tests are required by Section R401 A, the allowable bearing capacities of the soil shall be part of the recommendations. b. Where the building official determines that in-place soils with an allowable bearing capacity of less than 1,500 psf are likely to be present at the site, the allowable bearing capacity shall be determined by a soils investigation. When soils reports are required, they shall include the following: 1. A plot plan showing the location of test borings and/or excavations. 2. A complete record of the soil samples. 3. A record of the soils profile. 4. Elevation of the water table, if encountered. 5. Recommendations for foundation type and design criteria, including but not limited to: bearing capacity of natural or compacted soil; provisions to mitigate the effects of expansive soils; mitigation of the effects of liquefaction, differential settlement an carrying soil strength, the effects of adjacent loads, and foundation drainage. 6. Expected total and differential settlement. 7. Pile and pier foundation information in accordance with IBC Section 1808.2.2. 8. Special design and construction provisions for footings or foundations founded on expansive soils, as necessary. 9. Compacted fill material properties and testing in accordance with IBC Section 1803.5. NOTE: Report recommendations shall be incorporated into the foundation design 4. DRAINAGE PLAN (See Handout #E72) Development of over 2,000 square feet of new impervious area since July 1977 requires an on-site drainage system. Impervious area includes: building pad with eave overhangs, paved or graveled areas, solid surface decks, patios, walkways, breezeways, awnings, accessory structures, sidewalks, and driveways. Submit three (3) drainage plans, scaled 1"-20', showing all impervious area with square footages as well as the location of the proposed drainage detention system. Attach three (3) copies of the drainage worksheet (See Handout #E72). Note: The plan must provide for temporary and permanent erosion control and must include footing drain. details. 3 L:ITHMPIBUiLDINGIHAND0UT ICODES1SFR B73.DOC Revised 5106 LOAD-BEARING PRESSURE CLASS OF MATERIAL(pounds per square foot Crystalline bedrock 12,000 Sedimentary and foliated rock 4,000 Sandy gravel and/or gravel (GW and GP) 3,000 Sand, silty sand, clayey sand, silty gravel and clayey gravel (SW, SP, SM, SC, GM and GC) 2,000 Clay, sandy clay, silty clay, clayey silt, silt and sandy silt (CI, ML, MH and CH) 1,500' For SI: 1 pound per square foot — 0.0479 kN/m2. a. When soil tests are required by Section R401 A, the allowable bearing capacities of the soil shall be part of the recommendations. b. Where the building official determines that in-place soils with an allowable bearing capacity of less than 1,500 psf are likely to be present at the site, the allowable bearing capacity shall be determined by a soils investigation. When soils reports are required, they shall include the following: 1. A plot plan showing the location of test borings and/or excavations. 2. A complete record of the soil samples. 3. A record of the soils profile. 4. Elevation of the water table, if encountered. 5. Recommendations for foundation type and design criteria, including but not limited to: bearing capacity of natural or compacted soil; provisions to mitigate the effects of expansive soils; mitigation of the effects of liquefaction, differential settlement an carrying soil strength, the effects of adjacent loads, and foundation drainage. 6. Expected total and differential settlement. 7. Pile and pier foundation information in accordance with IBC Section 1808.2.2. 8. Special design and construction provisions for footings or foundations founded on expansive soils, as necessary. 9. Compacted fill material properties and testing in accordance with IBC Section 1803.5. NOTE: Report recommendations shall be incorporated into the foundation design 4. DRAINAGE PLAN (See Handout #E72) Development of over 2,000 square feet of new impervious area since July 1977 requires an on-site drainage system. Impervious area includes: building pad with eave overhangs, paved or graveled areas, solid surface decks, patios, walkways, breezeways, awnings, accessory structures, sidewalks, and driveways. Submit three (3) drainage plans, scaled 1"-20', showing all impervious area with square footages as well as the location of the proposed drainage detention system. Attach three (3) copies of the drainage worksheet (See Handout #E72). Note: The plan must provide for temporary and permanent erosion control and must include footing drain. details. 3 L:ITHMPIBUiLDINGIHAND0UT ICODES1SFR B73.DOC Revised 5106 ---------------- J #B63 city of edmonds development information juo. 1890 Rockery Permit Submittal Requirements PERMIT REQUIRED: A permit is required for rockery construction unless specifically exempted as described in this handout. Any rockery located in a Critical Area or its buffer, or Earth Subsidence Landslide Hazard Area (ESLHA), as defined by the Edmonds Community Development Code, must obtain a permit regardless of height, mass or length. CODES: International Building.Code (Current Edition) WSDOT/APWA Standard Specifications for Road, Bridge & Municipal Construction (Current Edition) ECDC Chapter 18.30 & 18.40.020, ECDC Chapters 19.00 & 19.10, and ECDC Chapter 23.80 City Ordinance ##2916 FEE: Permit fee $265 + $15 City surcharge $50 Per Required City Inspection Some projects may require Peer Review. Additional Peer Review fees are $110 + Cost of Consultant Review to be paid by the applicant SUBMITTAL REQUIREMENTS: (See Page 5) 1. A Critical Areas Determination, issued by the Planning Division (See Handout #P20) 2. Soils investigation or Soils Report Three (3) copies, stamped and sighed by a Washington State licensed geotechnical engineer or engineering geologist. 3. Grading Plan - Three (3) copies, with yardage calculations 2. Plot Plan -Three (3) copies, scaled 1 "-20' one of the three plot plans must be no larger than 8 '/z°' x 14" 5. Rockery Section and Elevation Views - Two (2) copies, stamped and signed by a Washington ,State licensed engineer. 6. Rockery Design Calculations - Two (2) copies, stamped and signed by a Washington State Licensed Engineer 7. Erosion and Sedimentation Control Plan - Three (3) copies. S. For rockeries in critical areas or in the ESLHA, a letter from the geotechnical engineer addressing the criteria of ECDC 23.80.070. LATEMPMELDINGWANDOUTICOE)MROCKERYB63.DOC Page 1 of 9 Revised 06106 INTRODUCTION The City of Edmonds does not consider rockeries to be retaining walls. Different and more restrictive structural standards apply to retaining wall construction. (See Handout 062) Rockery construction is a craft and depends largely on the skill and experience of the licensed contractor performing the work. Rockeries have long been used for erosion control and as landscaping features. The long term stability, durability and safety of rockeries are dependant on the use of proper construction methods and materials. HEIGHT DEFINITIONS Rockery Height. For permitting purposes, rockery heights are defined as the height measured vertically from the finished grade at the toe of the rockery to the highest point of the uppermost rock. See City of Edmonds standard detail E 8.9, attached. Setback Area Height. For setback purposes, rockery Setback Area Height is. defined as the height measured vertically from the original grade to the highest point of the uppermost rock. See City of Edmonds standard detail E 8.9, attached. PERMIT REQUIREMENTS A rockery permit shall be required when any of the following conditions apply: 1. Rockeries eipht_(8)_ feet in height orerg • Plans must be designed (including design calculations) and stamped by a Washington State Licensed Professional Engineer. Peer review and special inspection is required. • Rockeries are limited to a maximum height of twelve (12) feet for cut slopes. • For sloped cuts that exceed twelve (12) feet in height refer to separate Retaining Wall handout (#B62) for requirements. 2. Rockeries of any height located within the designated Earth Subsidence Landslide Hazard Area as defined by the Edmonds Community Development Code (ECDC). • Plans must be designed consistent with ECDC Chapter 23.80 (including design calculations) and stamped by a Washington State Licensed Professional Engineer. • Peer review and special inspections are required (regardless of height). 3. Rockeries of pny M t located in a Critical Area or its buffer. • Plans must be designed consistent with ECDC Chapter 23.80 (including- design calculations) and stamped by a Washington. State Licensed Professional Engineer. • The City reserves the right to require peer review and/or special inspections for all rockeries in critical areas or their buffers. Whenever a rockery exceeds 6 feet in height, peer review and special inspections will be required. 4. Terraced rockeries are permitted subject to the conditions noted above1-3 • Each terraced rockery tier is considered to be a separate rockery. • A permit is required if any individual tier requires a permit or if the combination, of tiers is not built in accordance with the prescriptive installation design standards described in this handout and attached diagrams. LATEMPIBUMD1NGUTANDDUT 1caDES\ROCKERY 1363.DOC . Page 2 of 9 Revised 06106 • The upper rockery tier shall be setback from the lower rockery tier a distance equal to or greater than the height of the lower rockery tier. See attached Standard Details E8.9 and E8.10. • If the distance between the upper rockery tier and the lower rockery tier is less than the height of the lower tier then the lower tier shall be considered to support a surcharge from the upper tier, which is not permitted. EXEMPTIONS FROM PERNUT REQUIREMENTS: A rockery permit is not required if it is not located in a Critical Area (or its buffer) or designated Earth Subsidence Landslide Hazard Area AND for the following rockery design conditions: 1. Rockeries less than eigh(8) feet in height are exempt from permit requirements provided, the rockery is designed for erosion protection purposes only, and is placed against an existing cut slope and provided that none of the conditions above (1-4) apply. -See Rockery Height Definition above. • Such rockeries shall be installed in accordance with the prescriptive installation design standards described in this handout and attached diagrams. 2. Rockeries that retain filled slopes to a maximum height of three (3) feet. 3. For rockeries proposed for construction as part of a subdivision or short plat, a separate rockery permit is not required. Approval of the subdivision/short plat civil drawings will constitute approval of the rockery. However, such rockeries shall be designed, reviewed and approved based on the requirements of this handout. GENERAL REQUIREMENTS If any of the requirements below are not met, an engineered earth retaining wall structure is required (See Handout 062). The City retains the right to require an engineered earth retaining wall structure for proposals located adjacent to the City right-of-way. • The maximum allowable height above finished grade at the toe of the rockery shall be twelve (12) feet. • The cut slope behind the rockery shall be free standing and the soil behind the rockery shall be fern, stable, undisturbed, and competent native soil. • The slope behind the top of rockery shall not be steeper than 2:1 (Horizontal:Vertical). See City of Edmonds standard detail E 8.9, attached. • The slope (batter) of the rockery shall not be steeper than 1:6 (HorizontalNertical). See City of Edmonds standard detail E 8.9, attached. • Rockeries on private property adjacent to City right-of-way shall be setback from the right- of-way ight- of way a minimum horizontal distance equal to the height of the rockery. • Roads, driveways, buildings, or any other conditions imposing a surcharge load shall not be located within a -horizontal distance equal to the height of the rockery. ROCKERIES-NOTPERMITTED (NOT ALLOWED) • Rockeries are not permitted to be located in, on, or over (developed or undeveloped) City right-of-way. Rockeries encroaching shall be immediately removed by order of the Public 'W'orks Director. • Rockeries shall not be constructed over public utility easements, or be constructed to adversely affect drainage, or create. a sight distance hazard. • Rockeries that support a surcharge are not permitted. L:ITEMP113L71LD1NG*IANDOUT ICODESIROCKERY B63.DOC Page 3 of 9 Revised 06106 • Rockeries that impound flammable liquids are not permitted. • Rockeries exceeding three feet in Setback Area Height are not permitted. See Setback Area Height Definition above. • Rockeries exceeding three (3) feet in height shall not be placed against fill. GENERAL INSPECTION REQUIREMENTS • If the rockery is permitted as part of a building permit or as a separate rockery permit, the property owner must call for a Building Inspection at the beginning and end of the project. • If the rockery is constructed as part of subdivision/short plat site improvements, the property owner must call for an Engineering Inspection at the beginning and end of the project. SPECIAL INSPECTION REQUIREMENTS • The Geotechnical Engineer of record shall verify conformance with the project specific rockery design including but not limited to, soil bearing conditions, contractor compaction methods, rock placement procedures, rack material and sizes, rock filter layer and gravel backfill for drainage, etc. • The Engineer shall also monitor and provide corrective action recommendations as needed. • Field reports shall be submitted to the Building Division for review and approval unless the rockery is constructed as part of subdivision/short plat site improvements then field reports are submitted to the Engineering Division for review and approval. LATEMMBUIMINGTIA.NROUT ICODESIROCKERY B63.DOC Page 4 of 9 Revised 06106 1. CRITICAL AREAS CHECKLIST (See Handout #P20) A Critical Areas Determination, issued by the Planning Division, must be completed and on file with the City. Provide applicable information as indicated by the decision. 2. SOILS INVESTIGATION OR SOILS REPORT The classification of soil and design bearing capacity must be determined and called out on the plans based on observation and tests of the soil materials disclosed by borings or- excavations performed by a Washington State Licensed Professional Geotechnical Engineer or Engineering Geologist. Soils report recommendations shall be incorporated -into the rockery design and shall conform to the requirements of TBC 1802 and IBC Table 1804.2. Lots with rockery proposals located in the designated Earth Subsidence Landslide Hazard Area are subject to City Ordinance #2661 and Chapter 19.10 of the ECDC. 4. GRADING PLAN Three (3) copies, scaled 1"=20' (See Handout #B37) When fill or grading for the rockery exceed 50 cubic yards, a separate grading plan with yardage calculations must be submitted (note additional permit fees shall be assessed). Exception: Grading in designated Critical Areas or within the designated Earth Subsidence Landslide Hazard Area require plans, review and additional permit fees regardless of the amount of grading or fill. The grading plan must show existing grade contours and proposed finished grades at two (2) foot intervals for lots with slopes of up to 15%. For lots with 15% slope or greater, show all grades at five (5) foot intervals. Clearly define grading limits and trees to be removed and/or retained. Detail permanent slope protection, indicate setbacks from top and toe of slopes, the slope of the lot and methods for temporary and permanent erosion control. Provide calculations and specify the number of cubic yards to be removed, filled, or graded. NOTE: When grading exceeds 499 cubic yards, a separate SEPA Checklist and APO list must be submitted for review, (a separate fee is required for SEPA review). 4. PLOT PLAN Three (3) copies, scaled 1"=20', one of the three plot plans must be no lar er than 8 1/2" x 14" with the following: (See Handout #B57) .a) North arrow, property line dimensions, streets, alleys, driveways, parking areas, etc. b) Clearly show edge of City right-of-way, curb, gutter, sidewalk, street trees, etc. c) Detail public and private access and utility easements that, encumber the property *Provide copies of all recorded public utility easements d) Show location of existing house, garage, decks, etc. within the property e) Show _location of streams, creeks, drainage courses, etc. within the property i Clearly show the proposed location of the rockery and distance to property lines g) Indicate top and bottom rockery elevations at 5 foot intervals to clearly show height of rockery along its entire length. L\TEMPT UII.DINGIIIANDOUT ICODESIROCKERX B63.DOC Revised 06/06 Page 5of9 S. SECTION AND ELEVATION VIEWS - Two (2) copies, stamped .and signed by a Washington State licensed engineer, with the following: a) Provide a typical section view of the rockery. See City of Edmonds standard detail E 8.91 attached. b) Show and call out size of proposed rock. See Table 2 on page six of this handout. c) Drainage piping (size, material, etc.) and backfill proposed. See City of Edmonds standard detail E 8.9, attached. 6. ROCKERY DESIGN CALCULATIONS Rockery submittals are required to be. designed by Washington Stated Licensed Professional Engineers and shall include two (2) copies of the rockery design calculations. Calculations shall be stamped and signed and include: soils classification, unit weight of soil, allowable bearing pressure, active and passive earth pressures, liquefaction potential, coefficient of friction, seismic loads, site specific surcharge loads, water table information, and the maximum inclination of the cut slope at the toe and backside of the rockery. The engineer shall also specify rock specifications for the specific project. 7. EROSION AND SEDIMENTATION CONTROL PLAN Submit three (3) Erosion and Sedimentation Control Plans per ECDC 18._30. See City of Edmonds standard details E 1. 1, E 1.1.1 and E 1.3, attached. 8. LETTER FROM GEOTECHNICAL ENGINEER REGARDING ECDC 23. 80.070. For rockeries located in critical areas or in the ESLHA., submit a letter from the geotechnical engineer addressing the criteria of ECDC 23.80.070. NOTE: THE PURPOSE OF THIS HANDOUT IS TO ASSIST THE PUBLIC IN COMPLYING WITH DETAILED PERMIT SUBMITTAL REOUIREMENTS. rr IS NOT A COMPLETE LIST OF PERMIT OR CODE REQUIREMENTS AND SHOULD NOT BE USED AS A SUBSTITUTE FOR APPLICABLE LAWS AND REGULATIONS. IT IS THE RESPONSIBILITY OF THE OWN.ERMESIGN PROFESSIONAL TO REVIEW THE SUBMITTAL FOR COMPLETENESS AND APPLICABILITY TO OTHER CODES. ONLY COMPLETE. APPLICATIONS WILL BE ACCEPTED BY THE MY FOR REVIEW L: ITEMPIBUILDINGIHANDOUT ICODEMOCKERY B63.D0C Page 6 of 9 devised 06106