20071227092423.pdfor Ego City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
�St l s9° (425) 771-0220
DATE: December 27, 2007
TO: Mike Johnson
mjhnsnwy@hotmail.com
FROM: Jenny Readwin, Plans Ex fn
RE: Plan Check # 2007-1216
Project: Saffold SFR
Project Address: 8008 Talbot Rd.
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.
■ Clearly label all covered porches.
"existing stair and rockery" on the North side of the house. Please specify if they are to
remain or be replaced. Structural plans show a retaining wall extending through this area.
Please clearly show existing and proposed.
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) Based on the slope of the lot and the presence of the stream a complete soils report complying
with IRC chapter 4 is required. See attached for minimum report requirements. Please
incorporate all foundation recommendations into the plans. Special inspections will be
determined once the report is received.
3) If shoring is required please by the Geotech Report then provide shoring detail and a separate
site plan showing locations of the temporary shoring walls. If the height exceeds 4' then
structural calculations and peer review will be required. (See enclosed retaining wall handout).
4) See attached structural comments from city consultant. Respond to each item in writing.
1
Eagle Eye Consulting Engineers, P.S.
PO Box 523
Olalla, WA 98359
hoAeter@centurytel.net
360 874 0562
Fax 360 874 0591
To: Theresa Umbaugh
121 5th Ave. N
Edmonds, WA 98020
Re: Safford Residence
8008 Talbot Rd.
Edmonds, WA 98020
Plan Review # 2007-1216 EECE # EDM 07-82
Plan review number 01
Structure
Area S.F.
Lower
975
Main
1469
Upper
1390
Total
3834
Garage
735
Total
4569
Foyer Porch
21
Covered Porch @
Office
47
Covered Porch @
Great Room
241
rand total
4978
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, Ordinance, Energy, Ventilations and
Indoor Air Quality 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 2of5
Plan Review Number 41
EECE#: EDM 07-82
Stafford Residence
STRUCTURAL COMMENTS
General
1. Please note on the drawing that the Pre -manufacture truss shall have the bottom
chord designed for a live load of 20 PSF. R301.5
Sheet A3: Foundation Plan
2. Architect of Record( AOR), it appears that based off the drawings that the joist
above are not bearing on the concrete wall but a wood wail is being constructed
beside it to support the joist. Provide analysis for the typical spread footing being
loaded at the edge to support this loads.lBC 1801.2
3. AOR, please add spread footing under the bearing wall at the closet used under the
stairs. The typical slab will not support the design loads.
Sheet A4: Lower Floor Plan
4. The exterior basement wall detail on sheet A-8 assumes the floor diaphragm will
resist the horizontal force in order for the concrete tension force to be on the inside
face as detailed. Plywood does not have the required stiffness to resist the
horizontal force. Provide analysis for the plywood to resist this force or modify
detail accordingly to transfer the required forces.lBC 1806.
5. . Please specify the required connections of the 1-3/4X11-718 Parallam at the stairs.
It is not clear how this will be connected or the required support based off the
drawings submitted.
Sheet A4: Lower Floor Plan
Duplicated sheet
Sheet A5: Main Floor Plan
6. AOR, please specify the required post and connection for the support of the
7"X11-718 Parallam at the entry closet. Nothing is specified at this time.
7. AOR, please specify the required post to beam connection for the floor beams.
Nothing is specified at this time.
8. AOR, please specify the required post to beam connections at the covered porch. A
positive connection is required at these locations.
Page 3 of 5
Pian Review Number 01
EECE#: EDM 07-82
Stafford Residence
9. AOR, please specify the required connections at each end of beam mark B 11 and
B-10. Nothing is specified at this time.
10. AOR, TH joist are only to be used in dry conditions per truss joist catalog. It
appears at the cover porch TH are being used on the exterior. Please clarify on the
drawing and modify accordingly.
11. AOR, please specify the required connection of the 4X10 beam at the covered
porch off office to the main house. Nothing is specified at this time.
12. AOR, please provide detail for the construction of the 36" open railing. Nothing is
specified on how this will be built in order to resist the code required forces. Please
add this information to the drawings.
Sheet A7:Roof Framing Plan
13. Per definition the diaphragm is classified as having discontinuity. The analysis
submitted has not dealt with this. Please resubmit analysis as required for
horizontal irregularities width a T-shape structured roof diaphragm. ACSE 7-05
table 12.3-1
Sheet A8: Retaining Wall
14. AOR, please submit retaining wall analysis for the wall shown on this sheet. None
was in the submitted package and this is required to be submitted to justify the
footing size and reinforcement shown. IBC 1806
15. AOR, please modify the retaining wall schedule for bar b to state the correct size of
reinforcement. There is not a #60 bar.
16. Code does not allow #6 bars and larger to have only a 1-112 clearance when
exposed to earth. Modify details accordingly. ACI 7.7
17. AOR, please specify the required connection for the over hang truss at the office
shown on this sheet. I was unable to determine this from the drawings submitted.
All that is noted on sheet A7 is the truss call out. Please specify the required
connections at the beam and to the house.
18. AOR, please submit analysis for the 16" spread footing to support the house and
the retaining wall. Based off the width and the vertical reactions it appears the
allowable solid bearing pressure will be exceeded for a 9' high wall. IBC 1801.2
Sheet L 1: Details
Page 4 of 5
Plan Review Number 01
EECE#: EDM 07-82
Stafford Residence
19. Code requires nails space at 2" OIC shall have 3X member and the nails shall be
staggered. Please modify the drawings accordingly to reflect this. IBC table
2306.4.1 footnote e.
20. Detail 2: The building code does not allow toe nailing to transfer more than 150
plf. This detail is being used where this force will be exceeded. Please modify the
drawings accordingly to transfer forces exceeding this limit. IBC 2305.1.4
21. Detail 1: Please note the framing member(s) shall be Doug fir. The APA report
required the member to be Douglas fir.
Sheet G-1: Typical Wall Sections
22. Typical Stair Detail: Please specify the required hanger to use to support the stair
stringer. All that is note is Hanger.
23. Please note the beam stresses noted are not correct in the general notes. Please
modify to meet the current code.
24. Typical Wall Sections: Please specify the required connections of the 2X4 gusset
as noted on the detail. Nothing is specified at this time.
25. Typical Wall Sections: Please specify the required reinforcement for the stem wall
shown in the details. It appears nothing is specified at this time.
Ordinance
Sheet A4: Lower Floor Plan
26. Please note on the drawings that any penetration through the garage and the main
house shall be protected by filling around the hole to resist the free passage of
flame and product of combustions. 8309.1.2
Sheet A6: Upper Floor Plan
27. Please note the window at the stairs to be tempered. R308.4
28. AOR, please provide details on the drawings for the construction of the guard
required at the open to below area. 8312
Energy Comments
Prescriptive method used
Sheet A8:
Page 5 of 5
Plan Review Number 01
EECE#: EDM 07-82
Stafford Residence
29. Please clarify the required insulation under the slab used in the basement. WSEC
502.1.4.8
Ventilations and Indoor Air Quality (V&IAQC) Review
Sheet A6: Upper Floor Plan
30. Based off the floor area and the number of bedrooms it appears the whole house
does not meet the minimum (120 CFM) and maximum (150 CFM) ventilations
requirement. Please modify accordingly. WSV&IAQC 303.4.1.1 and table 3-2
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.
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
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. Sid --hit[
or steep..sloe construction IS NOT considered
conventional construction and soils reports are required for
lots with 15% or more sloe unless determined
unnecessary by the Building Official. For more specific
and technical information on soil capacity, Foundation
design and construction components, refer to LBC Chapter
18 and IRC Chapter 4 or contact a professional engineer.
TABLE R401A.1
PRESUMPTEVE LOAD-DEARING VALUES OF
FOUNtlATMN MrATERfAtAl
Forst- 1 pound per square loot= 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.
Whensoils reports are required, they shall include the following:
I. 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 LBC 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 drainages
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 pians, 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'drairtage worksheet (See Handout
M72). Note: The plan must provide for temporary and permanent erosion control and must include footing
drain details.
3
LATEMPIBUILDINGIHANDOUT [CODFSISFR B73.DOC
Revised 5/06
LOAD -[SEARING
PRESSURE
CLASS OF MATEMAL(pounds
per square foot
Crysftallirle 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 C,C)
2,000
Clay, sandy clay, silty clay, clayey
silt, siltand'sandy silt
Ci, ML, Mil and Cil)
1,500b
Forst- 1 pound per square loot= 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.
Whensoils reports are required, they shall include the following:
I. 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 LBC 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 drainages
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 pians, 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'drairtage worksheet (See Handout
M72). Note: The plan must provide for temporary and permanent erosion control and must include footing
drain details.
3
LATEMPIBUILDINGIHANDOUT [CODFSISFR B73.DOC
Revised 5/06
#B62
city of edmondsrav
development information
Inc. 1 $90
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 I, II, I1 -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 1830 & 18.40.020 & 18.70
ECDC Chapters 19.00.010 & 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 arc charged at $110 plus the cost of Peer Review
SUBMITTAL REQUIREMENTS:
1. 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
S. 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 (walls
constructed of rock from the earth) to be Retaining Walls.
DEFINITIONS (Refer to Engineering Standard Details E8.11 & E8.12)
Wall Height. For permitting purposes, Retaining Wall height is defined as the height measured
vertically from the finished grade 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 grade 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 Iisted on
page I 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
^ g small be required when any of the following conditions apply:
1. Retaining Walls treater than four (4) feet in height to eip-ht (8) feet in heip-ht, (see Wall Heikht
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 not required for Retaining Walls S 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 Wails of any height located within the mapped Earth Subsidence Landslide Hazard
Area of North Edmonds ESLHA maon file at Ci1y 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
5. Retaining Walls of any height supporting a surcharge from a street, road, alley, driveway,
parking, building, structure or other surcharge or Retaining Walls that impound flammable
liquids. or hazardous materials. (Refer to Engtneerin 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 subiect 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 En.zineering 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 7107
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 above)
4. Retaining Walls of any height shall not be constructed over public utility easQments, 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 _ES_1.1_and E8.12)
6. Retaining Walls of any height shall not be constructed in, on, or over (developed or
undeveloped) City right-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 #E26).
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 IBC permitting and fill requirements (a separate
fill/grading permit maybe required. See Handout #B37)
_GENERAL INSPECTION REQUIREMENTS
1. If the Retaining Wall is located on private property and is permitted 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 im rovement 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 Wails, 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 wail 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-of-way development.
Revised 7/47
1. CRITICAL AREAS CHECKLIST (See Handout #PM
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
investigation/report 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 #B37)
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 81/2" x 14" with the following: (&ee Handout #B5Z)
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 easements that affect the property
d) Show 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 atypical section view of the Retaining Wall. (Refer to Engineering Standard Detail
. E8.11 and/or E8.12)
b) Footing and wall detail: specify width, maximum height, reinforcing steel schedule, rebar
spacing, etc.
c) Wali 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)
6. 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 E1.1, E1.1.1 and E1.3)
8. LETTER FROM GEOTECHNICAL ENGINEER SPECIFICALLY ADDRESSING THE
CRITERIA OF ECDC CHAPTER 23.80.070
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 A COMPLETE LIST OF PERMIT_ OR CODE REQUIREMENTS
AND SHOULD NOT BE USED AS A SUBSTITUTE FOR APPLICABLE LAWS AND REGULATIONS rr IS THE
RESPONSIBILITY OF THE OWNER/DESIGN PROFESSIONAL TO REVIEW THE SUBMITTAL FOR
COMPLETENESS AND APPLICABILITY TO OTHER CODES. ONLY COMPLETE APPLICATIONS WILL BE
ACCEPTED BY THE CITY FOR REVIEW,
Revised 7107