20071226111725.pdfO EDA City of Edmonds
O
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: December 26, 2007
TO: Al Larsen
Fax 206-367-2105
FROM: Jenny Readwin, Plans E4 ---
RE:
aurinRE: Plan Check # 2007-1265
Project: Woodridge Park Fence.
Project Address: 19501 80t'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) Please add the following information to the site plan.
Show all property lines and structures on the property.
■ Show location of existing retaining wall with top and bottom wall elevations.
■ Specify fence height on top of retaining wall and material (i.e. 3' cedar fence).
You may redline plans or resubmit three (3) new site plans scaled no smaller than 1 "=20' and
one on paper no larger than 8 %2" x 14".
2) Site plan says add 36" high wall on top of previously constructed concrete retaining wall. Please
clarify and provide section details showing existing and proposed construction. See retaining
wall handout for retaining wall submittal requirements for any proposed retaining wall. If this is
really just a fence and not a new retaining wall, please clarify on the site plan and also provide
section detail showing connection of fence to existing retaining wall.
#B62
city of edmonds
development information
Ing. t g90
Retaining Wall
Permit Submittal Requirements
PERMIT REQUIRED: A permit is required for Retaining Walls made of any material (concrete,
masonry, ecology block, steel, railroad ties, etc.), unless specifically
exempted as described in this handout.
PERMIT EXEMPT: Retaining Walls four feet in height or less measured vertically from the
finished grade at the exposed toe of the wall to the highest point unless:
supporting a surcharge or, impounding Class 1, 11, 11-A liquids or, subject
to the provisions of Chapter 19.10 ECDC, Chapter 23.50 ECDC or
Chapter 23.80 ECDC.
CODES: International Building Code 2006 Edition
WSDOT/APWA Standard Specifications for Road, Bridge, &
Municipal Construction (Current Edition)
ECDC Chapters 18.30 & 18.40.020 & 18.70
ECDC Chapters 19.00-0 10 & 23.80
FEE: Permit Review fee $265 plus $15 City surcharge
Permit Inspection fee $50 per required City Inspection
*Some projects may require Development Project Peer Review; when
required, fees are charged at $110 plus the cost of Peer Review
SUBMITTAL REQUIREMENTS:
I . A Critical Areas Determination, issued by the Planning Division
2. Permit Application Form A
3. Soils Investigation or Soils Report - Three (3) copies, stamped and signed by a Washington
State licensed Geotechnical Engineer or Engineering Geologist
4. Grading Plan Three (3) copies, with yardage calculations
5_ Plot Plan - Three (3) copies, scaled 1"=20'
6. Retaining Wall Section and Elevation Views - Two (2) copies, stamped and signed by a
Washington State licensed Engineer
7, Retaining Wall Design Calculations, - Two (2) copies, stamped and signed by a Washington
State licensed Engineer
8. Erosion and Sedimentation Control Plan - Three (3) copies
9. For Retaining Walls in Critical Areas designated as geologically hazardous areas or, in the
mapped ESLHA, a letter from a Washington State licensed Geotechnical Engineer
addressing the criteria of ECDC Chapter 23.80.070_
Revised 7107
INTRODUCTION
Retaining Walls, including shoring structures, are structural systems that provide lateral support for
vertical or near -vertical slopes of soil. Several common types of Retaining Walls include: gravity,
semigravity, cantilever, soldier pile, sheet pile, proprietary modular block, mechanically stabilized
earth, and soil nail retaining walls. The City of Edmonds does not consider rockeries (wails
constructed of rock from the earth) to be Retaining Walls.
DEFINITIONS (Refer to Engineeringr Standard Details E8.11 & E8.12)
Wall Height. For permitting purposes, Retaining Wall height is defined as the height measured
vertically from the finishedrgrade at the exposed toe of the Retaining Wall to the highest point of the
finished wall.
Setback Area Height. For setback purposes, Retaining Wall Setback Area Height is defined as the
height measured vertically from the original �p-ade to the highest point of the Retaining Wall supporting
soil.
EXEMPTIONS_ FROM PERMIT REQUIREMENTS
A Retaining Wall permit is not required for the following conditions:
• Retaining Walls four (4) feet or less in height, provided that none of the conditions below
(numbers 1-5 under General permit requirements) apply. (See Wall Height definition above_)
• For Retaining Walls proposed for construction in conjunction with an approved subdivision
or short plat, a separate retaining wall permit is not required_ However, wall details shall be
included on the subdivision/short plat civil drawings, the submittal requirements listed on
page 1 of this handout shall be submitted with the plans, and plan approval signed by the City
Engineer will constitute Retaining Wall approval. Retaining Walls shall be designed,
reviewed and approved based on the requirements of this handout_
Retaining Walls four (4) feet or less in height proposed on an individual lot with a Critical
Areas determination of Erosion Hazard Area only. Other Critical Areas determinations do
not apply to this exemption_
GENERAL PERMIT REQUIREMENTS
A Retaining Wall permit shall be required when any of the following conditions apply_
1. Retaining Walls Greater than four (4) feet in height to eivht (8) feet in height. (see Wall Height
de tnition above).
• Plans must be designed and stamped by a WA State licensed Engineer
• Design calculations shall be submitted with the plans, stamped by the Engineer of record
• Peer review and special inspection are not required for Retaining Walls 8 feet or less in height
unless a special environmental or potentially hazardous condition exists.
2. Retaining Walls greater than eight (8) feet in height, (see Wall Height definition above).
• Plans must be designed and stamped by a WA State licensed Engineer
• Design calculations shall be submitted with the plans, stamped by the Engineer of record
• Peer review and special inspection. are required
Revised 7107
3. Retaining Walls of any height located in a designated Critical Area other than Erosion Hazard
Area.
• Plans must be designed and stamped by a WA State licensed Engineer. and comply with ECDC
Chapter 23.80
• Design calculations shall be submitted with the plans, stamped by the Engineer of record
• Peer review and special inspection are required for all Retaining Walls located in designated
Geologically Hazardous Critical Areas
• Peer review and special inspection are required for Retaining Walls greater than 6 feet in
height in any other designated Critical Area
4. Retaining Walls of any height located within the mapped Earth Subsidence Landslide Hazard
Area of North Edmonds ESLHA ma on file at City Hall _
• Plans must be designed and stamped by a WA State licensed Engineer and comply with
ECDC Chapter 19.10 & 23.80
• Design calculations shall be submitted with the plans, stamped by the Engineer of record
• Peer review and special inspection required
S. Retaining Walls of any height supporting a_ surcharge from a street, road, alley, driveway,
parking, building, structure or other surcharge or Retaining Walls that im ound flammable
liquids or hazardous materials. (Refer to Engineering Standard Detail E8.12.1)
• Plans must be designed and stamped by a WA State licensed Engineer
• Design calculations shall be submitted with the plans stamped by the Engineer of record
• Peer review and special inspections are required for Retaining Walls greater than 6 feet in
height
6. Terraced Retaining Walls are subject to the noted conditions above for permit requirements and
exemptions,- the following conditions also apply:
• Each tier is considered to be a separate Retaining Wall (if any individual tier exceeds the
threshold for a permit then a permit shall be required for the entire terraced structure)
• The upper tier shall be setback from the lower tier a distance equal to, or greater than, the
height of the lower Retaining Wall tier. (Refer to Engineering Standard Details E8.12 and
E8.12.1
• If the distance between the upper tier and the lower 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 and a permit
shall be required and be subject to the requirements of this handout
Revised 7/07
GENERAL REQUIREMENTS
1. All Retaining Wall designs that require a permit shall have plans and details stamped and
signed by a WA State Licensed Professional Engineer, including the design calculations when
required.
2_ A soils investigation/report is required to determine the classification of soil design parameters
and soil design bearing capacity. All report recommendations shall be incorporated into the
Retaining Wall design including drainage considerations.
3. Retaining Walls shall not exceed three (3) feet in height, above original grade, when, located in
setback areas. (See Setback Area Height definition alcove.)
4. Retaining Walls of any height shall not be constructed over public utility easements, or be
constructed to adversely affect drainage; or create a sight distance hazard.
5. The slope behind the top of a Retaining Wall shall be no steeper than 2.1 (horizontal:vertical)
unless specifically approved by the applicant's Geotechnical Engineer. (Refer to Engineering
Standard Details E8. I I and E8_ 12)
6. Retaining Walls of any height shall not be constructed in, on, or over (developed or
undeveloped) City night -of -way, unless specifically approved by the City Engineer. Per ECDC
Chapter 18.70 approval of an Encroachment Permit may be granted to locate a Retaining Wall
within the City right-of-way if it does not interfere with the public's use of the right-of-way
and/or if the proposal benefits the public interest, safety or convenience. (See Handout #E20.
7. A two (2) foot minimum shy distance shall be maintained from Retaining Walls to the edge of
roads (including private access roads serving 3 or more lots), streets and alleys.
8. Temporary Spoil. Unless substantiated by the applicant's Geotechnical Engineer, temporary
spoil or stockpiling shall be placed no closer than two (2) feet from the surface edge of the
excavation, measured from the nearest base of the spoil to the cut_ Spoil should be placed so
that it channels rainwater and other run-off water away from the excavation. Permanent spoils
are considered to be fill and are subject to 113C permitting and fill requirements (a separate
fill/grading permit may be required_ See Handout #B37)
GENERAL INSPECTION REQUIREMENTS
1. If the Retaining Wall is located on private property and is perfnitted as part of a building permit
or as a separate Retaining Wall permit, the property owner is responsible to call the City
Building Inspection line (425-771-0220 ext. 1333) for the following inspections, including but
not limited to:
• Location and Setbacks
• Verification of Bearing Soil
• Placement of Reinforcement
• Wall Drainage (behind wall and to a point one foot away from wall)
• Drainage dispersal inspection (inspected by City Engineering Division for drainage one
foot away from wall to approved dispersal area)
• Final Inspection and Height
2. If the Retaining Wall is constructed as part of a subdivision or short plat site improvement the
property owner is responsible to call the City Engineering Inspection line (425-771-0220 ext_
1326) for the noted inspections above_
Revised 7107
SPECIAL INSPECTION REQUIREMENTS
• For poured concrete Retaining Walls, if the design Engineer specifies a concrete design strength
greater than 2500psi, a special inspection is required by either the Engineer of Record or a
Special Inspector approved by the Building Official who is certified by the Washington
Association of Building Officials (WABO) for reinforced concrete.
• The Geotechnical Engineer of record shall verify conformance with the project specific
Retaining Wall design including but not limited to: soil bearing conditions and capacity,
groundwater conditions, verification of backfill material, compaction methods, drainage, and
retaining wall placement procedures, etc.
• Field reports by the Geotechnical Engineer of record shall be submitted in a timely manner to
the Building Division for review and approval for private individual lot development and to the
Engineering Division for subdivision/short plat and right -o# -way development.
Revised 7147
PERMIT SUBMITTAL REQUIREMENTS
1. CRITICAL AREAS CHECKLIST (See Handout #x'20)
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 for compliance with ECDC
Chapter 23.80. Lots located in the mapped Earth Subsidence Landslide Hazard Area (ESLHA) of
North Edmonds are subject to City Ordinance #3632 and ECDC Chapter 19.10 and ECDC Chapters
23.50 & 23.80-
2. SOILS INVESTIGATION OR SOILS REPORT (Three copies)
The classification of soil and design bearing capacity must be determined based on observation and
tests of the soil materials disclosed by borings or excavations. Such work shall be performed by a
Washington State Licensed Professional Geotechnical Engineer or Engineering Geologist. Soils
investigationlreport recommendations shall be incorporated into the Retaining Wall design and shall
conform to the requirements of IBC 1802 and IBC Table 1804.2.
3. GRADING PLAN Three (3) copies, scaled 1"20'. (See Handout #B3n
When fill or grading for Retaining Walls exceeds 50 cubic yards, a separate grading plan with yardage
calculations must be submitted (additional permit fees required). Exception: Grading in designated
Critical Areas or within the mapped ESLHA requires grading plans, peer review and additional permit
fees regardless of the amount of grading or fill.
Grading plans 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% slopes 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, an
Environmental Checklist and APO list must be submitted for SEPA review, (a separate fee is required
for SEPA review).
4. PLOT PLAN Three (3) copies, scaled 1" 20% one (1) of the three plot plans must be no larger
than 8%2" x 14" with the following: (See Handout #B571
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 casements that encumber the property
*Provide copies of all recorded easements that affect the property
d) Shaw location of existing house, garage, decks, etc. on the subject property
e) Show location of streams, creeks, drainage courses, etc. on the subject property
f) Clearly show the proposed location of the Retaining Wall and distance to property lines
g) Indicate the height of the wall, including top and bottom elevations of the wall at five (5) foot
linear intervals to clearly show height of the wall along its entire length
h) Clearly show how wall drain pipe will connect or discharge to an approved drainage system'
i) Show existing and proposed grade contours at two (2) foot linear intervals for slopes up to 15%
and five (5) foot linear intervals for slopes exceeding 15% slope
Revised 7107
5. 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 Retaining Wall_ (Refer to Engineering Standard Detail
E8.11 and/or ES. 12)
b) Footing and wail detail: specify width, maximum height, reinforcing steel schedule, rebar
spacing, etc.
c) Wall detail: specify width, height, steel schedule, etc.
d) Drainage provisions behind wall (piping size and material) and backfill proposed. Clearly show
how Retaining Wall drain pipe will connect or discharge to an approved drainage system_
(Refer to Engineering Standard Detail E8.11 and/or E8.12)
b. RETAINING WALL DESIGN CALCULATIONS Two (2) copies, stamped and
signed by a WA State licensed Professional Engineer and shall 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, grading
calculations, global slope stability, sliding resistance, overturning, local capacity of walls (bending,
shear, deflection, embedment), lagging design and fascia design. For manufactured systems (i.e., block
walls, keystone) and other engineered Retaining Wall 'systems provide the installation instructions with
the permit application submittal.
7. EROSION AND SEDIMENTATION CONTROL PLAN (See Handout #E72)
Submit three (3) copies of Erosion and Sedimentation Control Plans per ECDC Chapter 18.30_ (Refer
to Engineering Standard Details El. 1, El. 1.1 and E1.3)
8. LETTER FROM GEOTECHNICAL ENGINEER SPECIFICALLY ADDRESSING THE
CRITERIA OF ECDC CHAPTER 23.$0.070
For Retaining Walls in designated geologically hazardous Critical Areas or in the mapped ESLHA, the
Geotechnical Engineer of record shall submit a stamped and signed letter acknowledging that the
criteria of ECDC Chapter 23.80.070 has been reviewed and all applicable design considerations for
code compliance have been incorporated into the plans.
NOTE: THE PURPOSE OF THIS HANDOUT IS TO ASSIST THE PUBLIC IN COMPLYING WITH DETAILED
PERMIT SUBMITTAL REQUIREMENTS- IT IS NOT COMPLETE LIST OF PERMIT OR CODE RE 1MEMENTS
AND SHOULD NOT BE USED AS A SUBSTITUTE FOR APPLICABLE LAWS AND REGULATIONS. IT IS THE
RESPONSIBILITY OF THE OWNERIDESIGN PROFESSIONAL TO REVIEW THE SUBMPI`T'AL FOR
COMPLETENESS AND APPLICABILITY TO OTHER CODES. ONLY COMPLETE APPLICATIONS WILL BE
ACCEPTED BY THE CITY FOR REVIEW.
Revised 7107